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HomeMy WebLinkAbout01-04-1993 Item 8.1 92-085 Q-ZAR Laser Tag Comml Rec Facility CUP TO: FROM: PREPARED BY: SUBJECT: GENERAL INFORMATION: CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT Meeting Date: January 4, 1993 Planning Commission Planning Staff~tr David K. Choy, Associate Planner PA 92-085 Q-ZAR Laser Tag Commercial Recreational Facility Conditional Use Permit PROJECT: APPLICANT: PROPERTY OWNER: LOCATION: ASSESSOR PARCEL: PARCEL SIZE: GENERAL PLAN DESIGNATION: DOWNTOWN SPECIFIC PLAN DESIGNATION: EXISTING ZONING AND LAND USE: Conditional Use Permit request to establish a commercial recreational facility (Q-ZAR laser tag) within an existing 6,700! square foot tenant space. Reality World Entertainment Corporation c/o John Richardson 117-A Town & Country Drive Danville, CA 94526 Henry J. Cupples 5506 Sunol Boulevard, #200 Pleasanton, CA 94566 6543 Regional Street 941-1500-25 1.33 acres Retail/Office Development Zone 2: General Commercial (a mix of uses will continue to be encouraged but retail, hotel, and commercial recreation uses rather than office use will be encouraged) C-1, Retail Business District - Offices ---------------------------------------------------------------------- ITEM NO. U COPIES TO: Applicant Owner Address File / 10 PAGE -1- OF ..J.I- SURROUNDING LAND USE AND ZONING: East: Retail - C-1, Retail Business District Restaurant - C-1, Retail Business District Warehouse & Office/M-1, Light Industrial District Hotel & Bowling Alley - C-1, Retail Business District North: South: West: ZONING HISTORY: S-787: On September 22, 1980, the Alameda County Planning Director approved a Site Development Review application for the construction of a !14,500 square foot office/retail building. PA 83-019: On May 27, 1983, the City of Dublin Planning Director approved a Site Development Review application to allow on-site modifications to signs, landscaping and parking. APPLICABLE REGULATIONS: Section 8-42.2 of the zoning Ordinance states that commercial recreation facilities, other than a theater, within a building, shall be permitted upon approval of a Conditional Use Permit. Section 8-94.0 states that conditional uses must be analyzed ~o determine: 1) whether or not the use is required by the public need; 2) whether or not the use will be properly related to other land uses, transportation and service facilities in the vicinity; 3) whether or not the use will materially affect the health or safety of persons residing or working in the vicinity; and 4) whether or not the use will be contrary to the specific intent clauses or performance standards established for the district in which it is located. ENVIRONMENTAL REVIEW: A Negative Declaration has been prepared pursuant to the California Environmental Quality Act (CEQA), State CEQA Guidelines, and the City of Dublin Environmental Guidelines. The proposed project will not have a significant effect on the environment. NOTIFICATION: Public Notice of the January 4, 1993 hearing was published in the local newspaper, mailed to adjacent property owners, and posted in public buildings. BACKGROUND On November 16, 1992, the Planning Commission approved a Conditional Use Permit application (PA 92-078) to establish a commercial recreational facility (Q-ZAR Laser Tag) within an existing !5,060 square foot building located within the Enea Plaza Shopping Center. Due to the difficulty in securing a lease from the property owner, the Applicant is proposing to relocate the facility, with no change in the proposed operation of the use. -2- eAGE~OF~ ANALYSIS: Mr. John Richardson, representing Reality World Entertainment Corporation, has filed an application for a new Conditional Use Permit to operate the Q-ZAR Laser Tag commercial recreational facility in an existing 6,700! square foot tenant space located at 6543 Regional Street. As a result of the lease problems experienced at the Enea Plaza Shopping Center, and the required processing time for a new Conditional Use Permit, the Applicant has experienced a significant delay in the anticipated opening to the public. In order to hasten the opening of the facility, the Applicant, in conjunction with the property owner, submitted a request to allow construction of the interior improvements, prior to approval of the Conditional Use Permit (see Attachment 3). The Applicant fully understands that the proposed project requires approval of the Conditional Use Permit prior to opening to the public, and that the project may be modified, or denied by the Planning Commission. Any required modifications to the interior layout, will occur at the Applicant's expense. This request was reviewed by both the Planning and Building Department, and in an effort to assist the Applicant in fast tracking the project, the request was approved, and a building permit was issued. Should the Planning Commission approve the Conditional Use Permit request, and upon expiration of the mandatory 10 day appeal period, the soonest the Applicant could open to the public would be on January 14, 1992, after 5:00 p.m. The proposed use consists of a high technology game of laser tag, in which participants compete in an enclosed game room, or "Arena", to deactivate their opponents, and build up their own individual and team scores. The proposed use will also include a small arcade area, with approximately 5 to 10 video games, a concession area (vending machines only at this time) and waiting areas. Parking on-site is adequate for the proposed commercial recreational facility, as well as for the adjacent office use within the center (56 parking spaces required, 57 parking spaces provided). Parking is based on a maximum of 30 participants within the "Arena". Should the Applicant wish to expand the use to accommodate more than 30 players, a new Conditional Use Permit will be required to ensure adequate parking is available on-site. Recommended hours of operation for the proposed use remain unchanged, and are as follows: Monday - Thursday, Friday, Saturday, Sunday, 11:00 a.m. to l2:00 a.m. 11:00 a.m. to l:OO a.m. 9:00 a.m. to 1:00 a.m. 9:00 a.m. to 10:00 p.m. -3- PAGE 3 OF..Li. Restrictions on admission remain unchanged, and include: no one under 18 admitted during school hours, unless accompanied by a parent or guardian or proof of graduation; no one under 13 admitted after 10:00 p.m. on weeknights and 11:00 p.m. on Fridays, Saturdays and Holidays, unless accompanied by a parent or guardian; no one under 10 admitted unless accompanied by a parent or guardian. No changes to the security requirements are proposed. The Applicant will be required to work with the Dublin Police Services Department on an ongoing basis to establish and maintain an effective security program. One (1) security guard, licensed by the State Department of Consumer Affairs, must be present on-site during all hours of operation. In addition, a second licensed security guard will be present on-site during peak hours of operation (Friday and Saturday - 7:00 p.m. to 1:00 a.m.). On-site security will patrol both inside and outside, in the immediate vicinity of the building. At the end of six months from the establishment of use, the Applicant may submit a written request to the Dublin Police Services Department and Planning Director to extend the closing hours on Friday and saturday to 2:00 a.m. and/or to revise the security program. The Planning and police Services Departments will evaluate the past performance of the use, and determine whether the revision request should be denied, approved as submitted or approved with modifications. Approval of a modification to the hours of operation or the security program, shall not prohibit the Dublin Police Services Department from requesting future modifications (reducing the hours of operation or increasing on-site security) should problems arise. The proposed use will generate additional traffic on local roadways. As part of the project, the Applicant is voluntarily contributing traffic improvement funds in the amount of $2,830.00 (see Attachment 4). This payment will be made prior to the establishment of the use. Interest in the proposed use could become very high, especially if the use remains unique to the area. Should interest become so high, that an excessive amount of patrons waiting to utilize the facility are queueing in the adjacent parking lots, the Applicant will be required to establish a "reservation only" process for admitting patrons. This system will help to reduce the number of drop by patrons waiting to utilize the facility, by turning away those patrons who cannot be guaranteed a playing time. The proposed use is located in the Dublin Downtown Specific Plan Area, within Development Zone 2. Appropriate uses in this zone include retail, hotel and commercial recreation facilities. The Howard Johnson Hotel is located across Regional Street, to the west, of the proposed project. All activities associated with the proposed use are required to be conducted within the enclosed building. -4- 'PAGE L OF .J.i The proposed commercial recreation use is in compliance with all applicable regulations of the Zoning Ordinance and the General Plan. This application has been reviewed by other city departments and affected agencies, including the City Attorney, and their comments have been incorporated into the draft resolution. Staff recommends approval of the Applicant's request for a Conditional Use Permit, subject to the conditions listed in the draft resolution, Exhibit B. RECOMMENDATIONS: FORMAT: 1 ) 2) 3) 4) 5) Open public hearing and hear Staff presentation. Take testimony from Applicant and the public. Question Staff, Applicant and the public. Close public hearing and deliberate. Adopt draft resolutions (Exhibits B & C) relating to the Negative Declaration and the Conditional Use Permit for PA 92-085, or give Staff and Applicant direction and continue the matter. Staff recommends that the Planning Commission adopt the draft resolutions (Exhibits B & C) approving PA 92-078 Q-ZAR Laser Tag Commercial Recreational Facility Negative Declaration and Conditional Use Permit, respectively. ACTION: ATTACHMENTS: Exhibit A: Exhibit B: Exhibit C: Project Plans Draft Resolution Approving Negative Declaration Draft Resolution Approving Conditional Use Permit Backqround Attachments: Attachment 1: Attachment 2: Attachment 3: Attachment 4: Zoning/Location Map Applicant's Written Statement Letter from Applicant requesting issuance of a building permit dated December 16, 1992 Letter from Applicant stating Voluntary Contribution of Traffic Improvement Funds dated December 11, 1992 -5- PAGE S OF /7 REQIONAl STREET . CIl ~ =l UUi !;: Ihl! ~ Ilill lId .!Ii III --1 I .J RECEIVED . 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OT 22,A& ~ RESOLUTION NO. 93 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN --------------------------------------------------------------------- ADOPTING A NEGATIVE DECLARATION FOR PA 92-085 Q-ZAR LASER TAG COMMERCIAL RECREATIONAL FACILITY CONDITIONAL USE PERMIT WHEREAS, John Richardson, representing Reality World Entertainment Corporation, has filed an application for a Conditional Use Permit to operate a commercial recreational use (Q-ZAR Laser Tag) in an existing 6,700! square foot tenant space located at 6543 Regional Street; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental guidelines require that certain projects be reviewed for environmental impact and that environmental documents be prepared; and WHEREAS, an Initial study was conducted finding that the project, as proposed, would not have a significant effect on the environment; and WHEREAS, a Negative Declaration has been prepared for this application; and WHEREAS, the Planning Commission did review and consider the Negative Declaration at a public hearing on January 4, 1993; and WHEREAS, proper notice of said public hearing was given in all respects as required by law. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find that: A. The Q-ZAR Laser Tag Commercial Recreational Facility Conditional Use Permit project will not have a significant effect on the environment. B. The Negative Declaration has been prepared and processed in accordance with State and local environmental laws and guideline regulations. C. The Negative Declaration is complete and adequate. PASSED, APPROVED AND ADOPTED this 4th day of January, 1993. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director EXHIBIT B PAGE..1L OF .Li. RESOLUTION NO. 93 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN --------------------------------------------------------------------- APPROVING PA 92-085 Q-ZAR LASER TAG CONDITIONAL USE PERMIT TO OPERATE A COMMERCIAL RECREATIONAL FACILITY AT 6543 REGIONAL STREET WHEREAS, John Richardson, representing Reality World Entertainment Corporation, has filed an application for a Conditional Use Permit to operate a commercial recreational use (Q-ZAR Laser Tag) in an existing 6,700! square foot tenant space located at 6543 Regional Street; and WHEREAS, the Planning Commission did hold a public hearing on said application on January 4, 1993; and WHEREAS, proper notice of said public hearing was given in all respects as required by law; and WHEREAS, the application has been reviewed in accordance with the provisions of the California Environmental Quality Act (CEQA) and a Negative Declaration has been prepared for this project as it will not have a significant effect on the environment; and WHEREAS, the Staff Report was submitted recommending that the application be conditionally approved; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony hereinabove set forth. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby find that: A. The proposed use will serve the public need by providing an activity which contributes to the diversity of recreational facilities available to the community. B. The proposed use will be properly related to other land uses and transportation and service facilities in the vicinity, as the proposed use will be compatible to the type and nature of operations typically found in the neighborhood. C. The proposed use, under all circumstances and conditions of this particular case, will not materially adversely affect the health or safety of persons residing or working in the vicinity, or be materially detrimental to the public welfare or injurious to property or improvements in the neighborhood, as all applicable regulations will be met. D. The proposed use will not be contrary to the specific intent clauses or performance standards established for the district in which it is to be located in that conditions have been applied to insure conformance with the zoning Ordinance. E. The project is consistent with the policies contained in the City's General Plan and Downtown Specific Plan. EXHIBIT C PAGE..:L OF JL BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby conditionally approve PA 92-085 Q-ZAR Laser Tag Conditional Use Permit shown by materials labeled Exhibit "A" on file with the Dublin Planning Department, subject to the following conditions. CONDITIONS OF APPROVAL: Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of buildinq permits or establishment of use, and shall be sub;ect to Planninq Department review and approval. The followinq codes represent those departments/aqencies responsible for monitorin com liance of the conditions of a roval. PL Plannin BUildini: ~POl police, ~PWl Public Works, fADMl Administration/City Attorne__ _FINl Finance_ fFl Douqherty Reqional Fire Authority, fDSRl Dublin San Ramon Services District, fCOl Alameda County Department of Environmental Health. 1. PA 92-085 is approved for a commercial recreational use (Q-ZAR Laser Tag), located at 6543 Regional Street, as generally depicted on the plans labeled Exhibit A, consisting of two (2) sheets, dated received December 16, 1992, stamped approved. [PL] 2. Hours of operation for the use shall be as follows: Monday - Thursday, Friday, saturday, Sunday, 11:00 a.m. to 12:00 a.m. 11 :00 a.m. to 1:00 a.m. 9:00 a.m. to 1:00 a.m. 9:00 a.m. to 10:00 p.m. Restrictions on admission include: No one under 18 admitted during school hours, unless accompanied by a parent or guardian or proof of graduation; No one under 13 admitted after 10:00 p.m. on weeknights and 11:00 p.m. on Fridays, Saturdays and Holidays, unless accompanied by a parent or guardian; No one under 10 admitted unless accompanied by a parent or guardian. At the end of six months from the establishment of use, the Applicant may submit a written request to the Dublin police Services Department and Planning Director to extend the operating hours on Friday and Saturday evenings to 2:00 a.m. The Planning and Police Services Departments will evaluate the past performance of the use, and determine whether the extension request should be denied, approved as submitted or approved with modifications. [PL, PO] 3. Approval of this use is limited to a maximum of 30 participants within the primary game area (Arena) at one time. [PL] - 2 - PAGE.L!2- or J.2. 4. The Applicant shall control activity so as not to create a public or private nuisance to the existing or surrounding businesses. Should the Planning or police Services Departments determine that an excessive amount of patrons waiting to utilize the facility are queueing in the parking lot of adjacent properties, the Applicant shall establish a "reservation only" process for admitting patrons. [ PL , PO] 5. The Applicant shall work with the Dublin police Services Department to establish and maintain an effective security program. A minimum of one (1) security guard, licensed by the State Department of Consumer Affairs, shall be present on-site during all hours of operation. An additional security guard, licensed by the State Department of Consumer Affairs, shall be present on-site during peak hours of operation (Friday and Saturday - 7:00 p.m. to 1:00 a.m.). At the end of six months from the establishment of use, the Applicant may submit a written request to the Dublin Police Services Department and Planning Director to revise the security program. The Planning and police Services Departments will evaluate the past performance of the use, and determine whether the revision request should be denied, approved as submitted or approved with modificatlons. [PL, PO] 6. Approval of a modification to the hours of operation or the security program, shall not prohibit the Dublin Police Services Department from requesting future modifications (reducing the hours of operation or increasing on-site security) should problems arise. [PL, PO] 7. The Applicant should be aware that when the new Dublin Boulevard Parallel Road is constructed, the existing access from Regional Street will be closed and ingress and egress to the site will be achieved from the new roadway. [PW] 8. The Applicant shall install and maintain secure bicycle racks to accommodate a minimum of 10 bicycles. The design and location of the bicycle racks shall be subject to Planning Director and Dublin Police Services review and approval. [PO, PL] 9. In case of a power failure, emergency lighting shall be supplied to illuminate any obstacles to provide safe and easy egress to the exit doors. [B, F] 10. Exit signs must be visible from all locations. Additional exit directional signs may be required. [B, F] 11. All areas which are raised (platforms, stages, seating areas, etc.) and are over four feet in the least dimension must have fire sprinklers underneath. [B, F] - 3 - PAGE.lL or Li. 12. Additional portable fire extinguishers are required, the number and location of which will be determined by the Fire Marshall, at a later date. [B, F) 13. Any cooking procedures in the concession area which produces grease vapors will require a fire extinguishing system. [B, F) 14. The Applicant shall obtain the necessary permits from the Alameda County Health Services Department to prepare and serve food on-site. [PL, CO] 15. A minimum of fifty-six (56) parking spaces shall be maintained on- site at all times. [PL] 16. No loudspeakers or amplified music shall be permitted to project or be placed outside of the building. All activities associated with this use shall be conducted entirely within the building. [PL, PO] 17. The Applicant shall be responsible for clean up and disposal of project related trash to maintain a clean and litter-free site. [PL] 18. Signs utilized for this building shall conform with the provisions of the Sign Ordinance. [PL] 19. On at least an annual basis, this Conditional Use Permit shall be subject to Zoning Investigator review and determination as to compliance with the conditions of approval. [PL] 20. This approval shall be null and void in the event the approved use ceases to operate for a continuous one year period. [PL] 21. This permit shall be revocable for cause in accordance with Section 8-90.3 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this use permit shall be subject to citation. [PL] PASSED, APPROVED AND ADOPTED this 4th day of January, 1993. AYES: NOES: ABSENT: Planning Commission Chairperson ATTEST: Planning Director - 4 - PAGE J.2=. or J.1.. SEt SHEET '1,\ , , ,/:': ....' I : , , , o ~ U\ :, : \4 , , :~.'.~ _.- ~,. .,~~ -:. t'?s" "I' -0' ,; ,'~_~'. ~' ~1 . ." J ~! : -.... - <) ~: p~ 1_--'--: ~. ? ~ CITY OF DUBLIN ....~'''ITc::D l'll'8L1~ .) ,rr "Irn :r REALITY WORLD ENTERTAINMENT CORPORATION City of Dublin Written Statement Submittal Requirement #4 Description of Project In Detail: Q-ZAR is a new, high technology leisure concept which has actively captured the hearts and minds of Europe. It is the stuff of escapist science fiction, a fantasy land of stealth and strategy, tactics and triumph. Nothing of the caliber and raw excitement of Q-ZAR has ever been seen before. It is innovative, exhilarating challenging, universally appealing and completely addic- tive.The game is a triumph of laser, infrared and computer science. It can be played by up to 30 people, and is easily grasped; there are no complex rules. Every player is equipped with a back pack, chest pack and of course the Q-ZAR lazer. Each of these units is a target, and if you can hit them on other players with an accurate shot you score points and, progressively, de-activate your opponents. (Importantly, no one is ever knocked out of Q-ZAR; they simply have to be re-energized with more 'lives'.) The Q-ZAR lazer is rugged and robust, and houses a myriad of complex technologies. Inside is a Class 1 laser, the safest of all lasers, which produces a harmless but visually stunning red beam. Alongside it an infrared signal is also emitted, and it's this pulse that actually scores the points and deactivates the opponents. The lazer also features an integrated voice synthesizer, to warn, encourage and cajole you throughout the game. (This programmable chip can also be updated with new phrases as the game evolves.) Performance data is also recorded inside the lazer, and automatically downloaded into a central computer. At the end of the game the data is processed, and the players receive a personalized and highly detailed printout of their individual, and team, performances. This provides a satisfying conclusion to the experience. L.E.T.S. (Law Enforcement Training Simulator) The LETS system is the entertainment version of two systems that are used currently ,around the world by police, security and military organizations for training them how to react in high tension situations both life threatening and non life threatening. The system uses a 75 square foot screen to project a scenario whereby the user faces a situation such as a car theft, a drug bust or a hostage rescue etc. The user has a laser R E C E ~\{diptjed weapon which he/she will fire in response to the specific situation whereby b5~~C i1~~ s-\- DUBLIN PLANNING ~')..-O~ ATTACtMMT Z PAGE if:- or J1. through the technology the scenario will branch to whatever result came of the shot which was fired. Sector 7.0 has contracted with the inventor of this system to fully develop it for the entertainment arena. GENERAL INFORMATION To maintain a family atmosphere and good standing in the community we have implemented the following rules: . No one under 18 during school hours, unless accompanied by parent or guardian or proof of graduation. . No one under 13 allowed after 10 PM on week-nights and llPM on Fridays, Saturdays and Holidays, unless accompanied by a parent or guardian. . No one under 10 allowed on premise unless accompanied by parent. . No loitering allowed inside or outside of Sector 7.0, enforced by uniformed security personnel. . Our staff includes uniformed security personnel six full time manager and four hands on owners. . The interior and exterior of Sector 7.0 will be brightly lighted. . Complimentary use of L.E.T.S. (Law Enforcement Training Simulator) for the Dublin Police Department. Hours of Operation: 11am - 12AM MONDAY THROUGH THURSDAY llam - 2 am FRIDAY 9 am - 2 am SATURDAY 9 am-lOpmSUNDAY ~e Breakdowns The projections for age of our clientele for Sector 7.0 are: 10 - 15 16 - 19 20-31 12% 44% 26% RECEIVE" DEe "7 1992 t"" I "SY. 3 (4.~,.... o..~' ~ DUBLIN PLANNll'olQ q"2 - o~ PAGE IS or .L:;'" 32 + 18% Total Avg. 19.7 100% Averages for European Centers 6-15 19% 16-19 43% 20-31 22% 32+ 16% Total Avg.17.4 100% Peak Hours Sector 7.0 Friday 6PM - 12AM Saturday 1PM - 12AM Reasons for Project a) In our opinion there is a lack of family entertainment in this part of Northern California. This is especially evident for families that want to do thing together. Current entertainment centers target individual age groups of the family thus creating a logis- tical and financial burden for the family. For family entertainment to meet the needs of the entire family the event must be something that the entire family can enjoy. From the centers opened by Quasar in Europe we know that the entire family does enjoy the concept of Q-Zar. b ) We feel that the use will relate well to the other uses in that area such as the Movie theater as well as the record store and the electronics store as well as having a suitable use as compared to transportation and service facilities in the area. c) This use will not affect the health or safety of persons residing or working in the vicinity except to allow them a fun recreation opportunity that need only take up a half an hour of their time. d) To the best of our knowledge our use will not be contrary to the specific intent clauses or performance standards established for the center in which we will be located Potential Benefits: . Increased sales tax revenue from Q-Zar as well as a simultaneous increase in sales tax from current businesses in the immediate area. RECEIVED DEe -? 1~~~". c I C,C;Y.? ~~ ~.,..... DUBLIN PLANNING Q'2. . o~ PAGE Ib or .JJ._ . More of the local family entertainment dollars will stay in the city. . Surveys show the need for more local entertainment for the Sector 7.0 Targeted age group (19.7 years) in a safe, brightly lit, non smoking, no alcohol, family entertainment environment. . Cities general plan specifies tWs as a general entertainment area. . Six full time jobs and eight part time employment opportunities. . New state of the art technology that the ciy and surrounding community can be proud of. Potential Costs: Under our current plans and because of a very thorough plan to make this project the best for all parties involved, we do not feel that this center could in any way create any costs to the city of Dublin above what could be expected to occur for any business that would locate in the city. Q-zar Offers L.E.T.S. ( Law Enforcement Training Simulator): This system is basically the same as offered by the APOGEE System and the FATS system. There are currently 400/500 systems being utilized in the U.S. and approxi- mately 250 such systems in the intemationallaw enforcement sector. Some of the current users of these systems are the D.E.A, F.B.I., Airport Security, NAS.A Security, Navy, Marines, Police Departments and Sheriffs Departments. Our L.E.T.S. System has been changed to facilitate public entertainment use but can easily be switched back to police training. It is our intention to make available to the Dublin Police Department the complimen- tary use of tWs $50,000 training system on a mutually acceptable basis, if the police department desires. Our reason for donating time to the police department is the fact that most police departments can not afford these systems. This program would allow us the opportunity to contribute to the community in a positive way. REC'EIVEO DEe p 7 1992 C;,e;l..I.:; R4..~~ s+. DUBliN PLANNING. q) -oS'? PAGE LZ.. or J.1. .,~;, . ',-. /?- -/6- ? 2.-- Date , .. , ~ , ./0..---. v \.;-. c,j '- '-. Hr. victor Taugher Building Official 100 civic Plaza Dublin, CA 94568 ;:'.t . );.. RE: Q-ZAR Building Permit (Interior Improvements) Prior to Conditional Use Permit - 6543 Regional street (PA 92-085) Dear Hr. Taugher: We would like to request special issuance of a building permit prior to final approval of the Conditional Use Permit at 6543 Regional street. Approval of this request as specified would help fast track our proposed project while protecting the .public interests. The request would be limited to interior tenant improvements onlv. All work shall be lli1dertaken at our own risk. We understand that the Conditional Use Permit must be both approved and final prior to occupancy. The Planning Department has a complete Conditional Use Permit submittal (PA 92-085) and has tentatively scheduled the application for the January 4, 1993 Planning Commission meeting. We understand that any action the Planning commission takes would not become final until the mandatory 10 day appeal period has passed. If the application were appealed, occupancy could not occur until after the appeal was resolved. Should the Planning Commission require modifications to the interior layout of the building as part of the Conditional Use Permit process, all costs associated with the required modifications will occur at our own expense. In addition, it is understood that this project could be denied by the Planning Commission. Furthermore, it is understood that the interior tenant improvements are specific to the proposed Q-ZAR laser tag use, and that the tenant space may require subsequent modifications and additional permits prior to another retail or office use locating within the subject tenant space. This request is submitted by 1) the property owner(s) (if the property is owned jointly) and 2) the proposed tenant. A completed Processina Fee Agreement Form is also attached. i&JwL / signature . PO;) wl!l;61t1;fk) RtQ+ARGSO,v Name Name Name $50c.suuvL8,LvD,Su'T'C'~/I'l A 7t>tJ)AJJ-t!tJ01f}~)I 1/7-A IOal)J'COJA/{I2YfJ~ ~~S'N}II ~UI ell:'1.qS"t? Address Address .s!tJ-4f,,1...-/50c:J _')/0 g>'?-~) 7.-604- (S-/O)g.ao-.J.()()L( Daytime Phone Daytime Phone Daytime Phone Property owner(s) C1f2 ~A-4f ~ /.,~/ signat.ure JI &:At!?,'! oJ , C ufO f7Le5 cc: Richard Ambrose, city Manager Larry Tong, planning Director PA Address File ATTACINHT 3 PAGELL or J1.. r ~! (,.".', . . ~ \ Reality World Entertainment Corporation 117 -A Town & Country Drive, Danville, California 94526 (510)820-2004 - (510)838-2293 - Fax #:(510)838-9422 RECEIVED DEe 11 1992 DUBLIN PLANNI~ December 11, 1992 Laurence L. Tong Planning Director City of Dublin 100 Civic Plaza Dublin, CA 94568 RE: P A92-0S5 Q-ZAR Laser Tag Conditional Use Permit Traffic Improvement Funds Dear Mr. Tong: r, John Richardson, representing Reality World Entertainment Corporation, have reviewed the Traffic Study, Dated December 11, 1992, prepared by Mehran Sepehri, City of Dublin Senior Civil Engineer, and I accept the findings and agree to pay $2,830.00 as outlined in the Traffic Study, That is, as part of the Q-ZAR Laser Tag project, (P A 92-085), T agree to voluntarily contribute $2,830,00 as our fair share to mitigate tratllc impacts resulting from this project. Payment shall be made prior to the issuance of a building permit. ....... Ck ATT ACHMfNT i-( PAGE J1.. or.L::L.