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HomeMy WebLinkAbout98-072 Dublin Theatre Company AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: March 23, 1999 SUBJECT: EXHIBITS: PUBLIC HEARING PA 98-072 Dublin Theatre Company, Conditional Use Permit (Report Prepared by: Anne Kinney, Assistant Planner) Project Plans (site plan, floor plan and seating layout plan) Resolution Approving the Conditional Use Permit, subject to conditions. ATTACHMENTS: Vicinity map Applicant's written statement Letter from Applicant agreeing to pay funds to mitigate traffic impacts City of Dublin Non-Residential Security Requirements RECOMMENDATION: 2. 3. 4. 5. Open public hearing Receive staff presentation and public testimony Question staff, applicant and the public Close public hearing Adopt Resolution (Exhibit 2) approving the Conditional Use Permit request, subject to conditions DESCRIPTION: The applicant, Rick Robinson of the Dublin Theatre Company, is requesting approval of a Conditional Use Permit to amend the hours and scale of operation of the existing facility at 6620 Dublin Boulevard. The Dublin Theatre Company provides theatrical performances/recitals and acting, singing and dancing classes for children, teenagers and adults within a 2,510 square foot tenant space, located at Dublin Station. BACKGROUND: On October 28, 1998, the Zoning Administrator approved a Conditional Use Permit (PA 98-054) to allow the establishment of the Dublin Theatre Company, an Indoor Recreational Facility within a C-2 General Commercial Zoning District, located at 6620 Dublin Boulevard. Under the Dublin Zoning Ordinance an Indoor Recreational Facility is defined as an establishment providing amusement, entertainment or physical fitness services typically occurring indoors for a fee or admission charge including theatres and dance studios/schools. The Zoning Administrator is usually the decision-maker on use permit applications for Indoor Recreational Facilities. However, the proposed amendment to the Dublin Theatre Company use permit, warrants Planning Commission review. g:\pa98072\pcsr COPIES TO: Rick Robinson, Applicant Larry Plissken, Property Agent Location: Dublin Station is a multi-tenant retail/office complex located south of Dublin Boulevard, near the intersection with Dougherty Road. The surrounding area is characterized by a mix of general commercial uses including Pak 'n' Safe, gas stations, Office Depot and the vacant Smart & Final building. Existing Conditional Use Permit: Under the existing Conditional Use Permit the Applicant requested the following hours and scale of operation for the Dublin Theatre Company: No. of Classes 20 per week Class Times (main & Monday to Friday: 4:00 p.m. to 10:00 p.m. practice studio) Saturday & Sunday: 8:00 a.m. to 11:00 a.m. Performance Times Friday, Saturday & Sunday: 7:30 p.m. No. of Performances Approx. 50 per year (main studio only, refer to Exhibit 1, Floor Plan). No. of seats in main studio 60 persons in non-fixed seating Proposed Amendment to Conditional Use Permit: No. of Classes 61 per week Class Times (main & Monday to Friday: 8:00 a.m. to 10:00 p.m. practice studio) (9 hours of day classes per week) Saturday: 8:00 a.m. to 6:00 p.m. Sunday: 1:00 p.m. to 8:00 p.m. Performance Times Monday Friday: 9:00 a.m. to 2:00 p.m. (student matinees) Friday & Saturday: 1 evening performance Sunday: 1 afternoon and 1 evening performance No. of Performances Performances on approx. 33 weekends out of the year (main studio only) Theatre Rehearsal hours Monday-Friday: 9:00 a.m. to 5 p.m. (3-12 people) No. of seats in main studio 117 persons in non-fixed seating The Applicant is requesting to extend the hours of operation, increase the number of classes and increase the number of allowable seats in the main studio. The primary reason for requesting an amendment to the existing conditional use permit at this time is to increase the number of seats in the main studio, increasing the number of seats increases the ticket box revenue and provides additional finance to operate the theatre. The applicant has stated that the proposed number of classes and hours of operation represent the maximum capacity of the facility. Currently, the Dublin Theatre Company offers 14 classes per week with an enrollment of 138 students. Public Notification: In accordance with State law, a public notice was mailed to all property owners and tenants within 300 feet of the proposed project, to advertise the project and the upcoming public hearing. A public notice was also published in the Tri-Valley Herald and posted at several locations throughout the City. To date, the City has received no contact or objections from existing businesses in Dublin Station or surrounding property owners regarding the current proposal. 2 ANALYSIS: CONDITIONAL USE PERMIT The purpose of a Conditional Use Permit is to determine whether the proposed use is appropriate for the site and if conditions of approval are required. Issues that are commonly addressed include access to the site, land use compatibility and site design. The Planning Commission must make the following findings before a Conditional Use Permit may be granted: The proposed use and related structures is compatible with other land uses, transportation and service J~cilities in the vicinity The proposed use will not adversely affect the health or safety of persons residing or working in the vicinity, or be detrimental to the public health, safely and welfare; The proposed use will not be injurious to property or improvements in the neighborhood; 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; The subject site is physically suitable for the type, density and intensity of the use and related structures being proposed; The proposed use will not be contrary to the specific intent clauses or performance standards established for the C-2 General Commercial Zoning District in which it is to be located and; The approval of the Conditional Use Permit will be consistent with the Dublin General Plan. ISSUES: The primary issues as'~ociated with increasing the hours and scale of operation of the Dublin Theatre Company include: 1) on-site and off-site traffic and circulation concerns; 2) life safety issues; 3) compatibility with adjacent uses and potential nuisances to existing businesses within Dublin Station and 4) parking. Traffic and Circulation: Dublin Station is an existing multi-tenant retail/office complex located adjacent to Dublin Boulevard, near the intersection of Dougherty Road. Dougherty Road provides direct access to the 1-580 freeway. Access to the site is from two driveways, one off of Dublin Boulevard and a second driveway off of Dublin Court (Refer to Exhibit 1, Site Plan). The Public Works department has determined that the Theatre Company would generate additional vehicular trips to local roadways. Project generated traffic will be distributed on Dublin Boulevard and Dougherty Road. The Applicant has agreed to mitigate these traffic impacts by the voluntary payment of $2, 992 for street improvements. It is StafFs opinion, that the existing on-site traffic circulation pattern of Dublin Station would be able to accommodate a Theatre Company. Life Safety Issues: Under the Uniform Building and Fire codes, the maximum occupancy of the main studio (refer to Exhibit 1, Floor Plan) is 80 persons. Therefore, it is not within the purview of the Planning Commission to grant approval for 117 persons to attend performances in the main studio. In acknowledgment of the financial pressures of running a theatre company, staff recommends that the Conditional Use Permit be amended as follows. Condition Number 5 of the existing permit states that each performance in the main studio shall have a maximum attendance of 60 persons. Staff recommends that this condition be amended to state that the main studio shall have a maximum occupancy of 80 persons including actors, audience, stage manager and director at each performance. Compatibility with adjacent uses: The Dublin Theatre Company would operate the majority of its classes and performances during non-peak retail/office hours, minimizing the potential for conflicts with other uses located within the complex. According to the Applicant, at maximum capacity, nine hours of day time classes would be held Monday through Friday. Dublin Station consists of a wide range of commercial uses including retail stores, a restaurant, financial services, a veterinary clinic, an optometrist and a church. To date, the City has not received any complaints regarding the Theatre Company. Parking: The Dublin Theatre Company proposes to have 3 employees and 3 independent contractors on site during classes. The maximum number of classes capable of being offered at this facility is 61 classes per week, currently the Dublin Theatre Company is operating 14 classes a week with an enrollment of 138 students. On average, 10 students attend each class with a minimum of 6 and maximum of 18 students. Students range in age from 3 years old to adults. The maximum attendance at performances shall be 80 persons including actors, audience and staff in the main studio. Parking demand would mostly occur during non- peak retail/office hours, thereby, minimizing conflicts with existing businesses in the center. Under the Dublin Zoning Ordinance, the Theatre Company requires 50 parking spaces. Currently, the property has 137 parking spaces, when combined with the adjacent vacant Smart & Final property, a total of 215 parking spaces are available.. Adequate on-site parking is available for the proposed use as well as other retail, commercial, office and restaurant uses within Dublin Station and the adjacent property. Noise/Nuisances: Staff has concerns regarding the increased hours and scale of operation of the Theatre Company and possible noise including amplified music, singing or dancing and other nuisances impacting adjacent businesses. Standard conditions are included in the draft resolution, which prohibit loud speakers and amplified music to project or be placed outside of the building. The Applicant will be responsible for limiting interior and exterior noise so as not to create a nuisance to the existing or surrounding tenants. If a noise issue occurs, the Applicant shall either sound-proof the tenant space or otherwise address the noise problem. In addition, the Applicant will be responsible for controlling all on-site activities and maintaining the premises in a litter free condition. CONSISTENCY WITH THE GENERAL PLAN: The project is consistent with the City of Dublin General Plan designation of Retail/Office and Automotive and meets the requirements of the Zoning Ordinance. OTHER DEPARTMENTAL REVIEW: The project has been reviewed by the Building Department, the Public Works Department, Police Services and Alameda County Fire Department. The concerns raised are addressed in the conditions of approval as outlined in the draft resolution (Exhibit 2). ENVIRONMENTAL REVIEW: This project has been found to be Exempt from the California Environmental Quality Act (CEQA), according to Section 15061(b)(3). It can be seen with certainty that there is no possibility that the project may have an impact on the environment because the proposed project would be located on a currently developed site within an existing retail/office complex and because the traffic impacts generated by the project have been mitigated by the voluntary payment of funds in the amount of $2, 992 by the Applicant for street improvements. 4 CONCLUSION: The Conditional Use Permit Application process evaluates proposed projects in relation to certain criteria and subject to conditions to determine if the project is appropriate for a specific site. The amendments to the hours and scale of operation of the Theatre Company are appropriate given its location within an established mixed-use commercial complex, which has adequate access, on-site parking and circulation. To date, the city has not received any complaints regarding this facility. Land use compatibility issues can be adequately mitigated with the conditions of approval outlined in the draft resolution (Exhibit 2). RECOMMENDATION: Staff recommends the Planning Commission conduct a public hearing, deliberate and adopt Resolution (Exhibit 2) approving Conditional Use Permit PA 98-072 Dublin Theatre Company. GENERAL INFORMATION: APPLICANT: PROPERTY OWNER: LOCATION: EXISTING ZONING: GENERAL PLAN DESIGNATION: Mr. Rick Robinson Producing Director Dublin Theatre Company 7317 Starward Drive, Suite 52 Dublin, CA 94568 Mr. Larry Plissken Property Agent for Mr. John Madden 275 Rose Avenue, #216 Pleasanton, CA 94566 6620 Dublin Boulevard, Dublin Station (APN 941-0205-036-00) C-2 General Commercial Zoning District Retail/Office and Automotive g:\pa\98072\pcsr RESOLUTION NO. 99 - A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 98-0'72 DUBLIN THEATRE COMPANY CONDITIONAL USE PERMIT REQUEST TO AMEND THE HOURS AND SCALE OF OPERATION OF THE EXISTING FACILITY LOCATED AT 6620 DUBLIN BOULEVARD, DUBLIN STATION. WHEREAS, the Applicant, Rick Robinson, of the Dublin Theatre Company has requested approval of a Conditional Use Permit to amend the hours and scale of operation of the existing facility located at 6620 Dublin Boulevard, Dublin Station, in a C-2 General Commercial Zoning District; and WHEREAS, the Dublin Theatre Company provides theatrical performances/recitals and acting, singing and dance classes for children, teenagers and adults; and WHEREAS, the California Environmental Quality Act (CEQA), together with the State guidelines and City environmental regulations require that certain projects be reviewed for environmental impact and that environmental documents be prepared; and WHEREAS, the project has been found to be Exempt from the California Environmental Quality Act (CEQA), according to Section 15061 (b)(3). It can be seen with certainty that there is no possibility that the project may have an impact on the environment because the proposed project would be located on a currently developed site within an existing retail/office complex and because the traffic impacts generated by the project have been mitigated by the voluntary payment of funds in the amount of $2,992 by the Applicant for street improvements; and WHEREAS the Planning Commission held a properly noticed public hearing on said application on March 23, 1999; and WHEREAS, the Staff Report was submitted recommending that the application be approved; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony hereinabove set forth and used his independent judgment to make a decision; and WHEREAS, the Planning Commission has found that the proposed project is appropriate for the subject site. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does find that: The proposed use is compatible with other land uses, transportation and service facilities in the vicinity because the proposed use will be located within a multi-tenant retail/office complex adjacent to Dublin Boulevard near the intersection of Dougherty Road. Adequate on-site parking and circulation is available. EXHIBIT 2 The proposed use will not adversely affect the health or safety of persons residing or working in the vicinity, and will not be detrimental to the public health, safety and welfare because all City and Alameda County regulations and conditions will be met. The use will not be injurious to property or improvements in the neighborhood because the Applicant has voluntarily agreed to pay traffic funds in the amount of $2, 992 for street improvements to mitigate the traffic impacts generated by the Dublin Theatre Company. Conditions of approval will ensure ongoing compatibility with adjacent commercial uses. 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. The subject site is physically suitable for the type, density and intensity of the use and related structures being proposed because the site is currently developed with a mixed-use complex and adequate on-site parking and circulation is available for the proposed use. The use is not contrary to the specific intent clauses, development regulations, and performance standards established for the zoning district in which it is located because the project is consistent with the C-2 General Commercial Zoning District, which encourages general commercial use types along major transportation corridors and intersections and because the conditions of approval are required to ensure that the proposed amendment to the hours and scale of operation of the Dublin Theatre Company will be compatible with adjacent uses. G. The proposed use permit amendment is consistent with the Dublin General Plan. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve PA 98-072 Dublin Theatre Company Conditional Use Permit request to amend the hours and scale of operation of the existing facility at 6620 Dublin Boulevard, Dublin Station, as generally depicted by the site plan and floor plan, labeled Exhibit 1, dated received on December 16, 1998, stamped approved and on file with the Dublin Planning Department, subject to compliance with the following conditions: 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. [PL.] Planning, [BI Building, [PO] Police, [PW] Public Works [ADM] Administration/City Attorney, [FIN] Finance, IF] Alameda County Fire Department, [DSR] Dublin San Ramon Services District, [CO] Alameda County Department of Environmental Health. 2 GENERAL PROVISIONS Approval. PA 98-072 Dublin Theatre Company Conditional Use Permit request is approved to amend the hours and scale of operation of the existing facility at 6620 Dublin Boulevard, Dublin Station. This approval shall generally conform to the staff report, Applicant's written statement and project plans stamped approved, labeled Exhibit 1, consisting of a three (3) sheets, a site plan prepared by the Applicant, dated received by the Planning Department on December 16, 1998 and a floor and seating layout plan prepared by David Austin Smith, Architect, dated received by the Planning Department onDecember 16, 1998. [PL] Period of approval. This approval shall 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.[PL] 3. Operation. Operation of the Dublin Theatre Company shall be as follows: Classes: Monday to Friday: Saturday: Sunday: 8:00 a.m. - 10:00 p.m. 8:00 a.m. - 6:00 p.m. l:00p.m. - 8:00 p.m. Performances: Monday to Friday: Friday, Saturday: Sunday: 8:00 a.m. - 2:00 p.m. 1 evening performance 1 afternoon and 1 evening performance Theatre Rehearsal Times: Monday to Friday: 9:00 a.m. 5:00 p.m. No. of Performances (main studio only): 33 weekends out of year No. of Classes: 61 Main Studio. The Main Studio shall have a maximum occupancy of eighty persons including actors, audience, stage manager, director or other staff at a performance in the main studio. [PL, F, B] 5. Practice Studio. The Practice Studio shall have a maximum occupancy of 55 persons. [F, B] Noise/Nuisances. The Applicant shall limit interior and exterior noise so as not to create a nuisance to the existing or surrounding businesses within the building. Ifa noise issue occurs, the Applicant shall either sound proof the tenant space or otherwise address the problem, subject to the review and approval of the Zoning Administrator. No loudspeakers or amplified music shall be permitted to project or be placed outside of the building. [PL, PO] Activities. All activities associated with the use shall be conducted entirely within the enclosed building. [PL] Maintenance. The Applicant shall be responsible for maintaining the premises in safe, clean and litter-free conditions at all times. The Applicant shall be responsible for cleaning up and disposing of Dublin Theatre Company generated trash and litter on-site and off-site within the neighborhood. [PL] 3 POLICE SECURITY City of Dublin Non-Residential Security Requirements. All security hardware for the use must comply with the City of Dublin Non-Residential Security Requirements (see Attachment 3). Security hardware must be provided for all existing and proposed doors, ~vindows, roof, vents, and skylights and any other areas per Dublin Police Services recommendations and requirements. [PO, B] 10. Graffiti. The Applicant/Property Owner shall, at all times, keep the exterior of the building clear of graffiti vandalism on a regular and continuous basis. [PO, PL] 11. Robbery, burglary, theft prevention and security program. The Applicant shall ~vork with Dublin Police Services on an ongoing basis to establish an effective robbery, burglary, theft prevention and security program for the business. [PO] FIRE PROTECTION 12. Regulations and requirements. The Applicant shall comply with Alameda County Department of Environmental Health and Alameda County Fire Department regulations and requirements at all times. [CO, F] 13. Fire Drills. Fire drills shall be conducted on a monthly basis and a report filed with Alameda County Fire Department. [F] 14. Seating Plan. The Applicant shall submit a seating plan for the main and practice studio to the Alameda County Fire Department studio for the review and approval. [F, B] 15. Occupancy Sign. The Applicant shall post a maximum occupancy sign in accordance with the Uniform Fire Code, Uniform Building Code and/or State Fire Code. [F, B] 16. Fire Permit (Assembly). The Applicant shall obtain an Annual Fire Permit (Assembly) as required by the Alameda County Fire Department. IF] BUILDING 17. Regulations and requirements. The Dublin Theatre Company shall obtain all necessary permits from the Dublin Building Department and comply with all regulations and requirements of the City and State Uniform Building Code. [B] MISCELLANEOUS 18. Use Permit PA 98-054. The Dublin Theatre Company shall comply with all conditions of use permit PA 98-054 except those specifically amended above. [PL] 19. Signs. Any signage on site shall be subject to the City's Sign Ordinance. [PL] 4 20. Annual review. 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] 21. Revocation of permit. The permit shall be revocable for cause in accordance with Section 8.96.020.I of the Dublin Zoning Ordinance PASSED, APPROVED AND ADOPTED this 23~d day of March, 1999. ATTEST: Planning Commission Chairperson Community Development Director G:\pa98072\reso 6040 '- r~ 6036 ~6032 6028 O~ ~ 000 - ~ (DO0 ~0 -:' . .- HOUSTON "PL. 6o57:6. o?? '!l : "' "' ' 5665' · .. .. ' ' 59% I Project Site TRACT 5900 \ \ \ // Dublin Theatre Company 6620 Dublin Boulevard Dublin, California 94568 Written Statement for City of Dublin Planning Department Request for Addition to Conditional Use Permit 6620 Dublin Boulevard, Dublin, California 94568 A. Dublin Theatre Company offers acting, singing and dancing classes for children, teens and adults. We propose a practice studio for classes and workshops and small black box theater. We will have 3 employees with 3 independent contractors on site during class times. It is our intent to lease another property in the Dublin Station Shopping Center to facilitate more classes which will be requested of at a later time. B. There are four different hours of use which are outlined below as: office hours, classes rehearsals and finally, performances. Office Hours: M- F, (9:00am to 5:00pm) 2 employees full time, 1 part time Class Hours in Studio( figure 6 - 12 students): Monday Tuesday Wednesday Thursday Friday Saturday Sunday Total Classes: 41 Total Number of Adult Classes:6 4:00pm to 9:00pm 4:00pm to 9:30pm 12:00pm to 3:00pm, 6:00pm to 9:00pm 8:00am to 9:00am, 1:00pm to 2:00pm, 4:00pm to 9:00pm 12:00pm to 3:00pm, 4:30pm to 6:00pm 8:00am to 6:30pm 1:00pm to 8:00pm Total Hours: 45.5 Teen: 12 acting for adults dance for children, teens acting for preschoolers/moms dance for teens singing for kindergartners singing for children dance for teens acting for preschoolers/moms acting for teens dance for children, teens dance, singing and acting for children, teens Total Weeks:32 Children:20 Preschool: 6 Class Hours in Theater( figure 6 - 12 students): Monday Tuesday Wednesday Thursday Friday Saturday Sunday Total Classes: 20 5:00pm to 9:00pm 6:00pm to 10:00pm 5:30pm to 9:00pm 5:30pm to 9:00pm None 8:00am to 4:00pm None Total Hours: 23 Total Number of Adult Classes: 16 dance for adults dance and acting for adults acting for adults, teens singing, dance for adults acting, dance for adults Total Weeks:32 Teen:2 Children:0 Preschool: 0 DUBLIN PL.,~qt¢l,~ ATTACHMENT 2 Rehearsal Hours in Theater (figure 3 - 12 people: actors, director, stage manager): Monday 9:00am to 4:00pm Tuesday " Wednesday " Thursday " Friday 9:00am to 5:00pm Saturday None Sunday None Total Number of Weeks in year: 30 Total Hoars per week: 32 Performance Hours in Theater (see Season Calendar attached) Student Matinees 5 weeks out of year Monday - Friday 9:00am to 2:00pm Mainstage Series 14 weekends out of year Friday & Saturday 8pm, Sunday 2pm & 7pm Family Time Series 6 weekends out of year Friday & Saturday 7pm, Sunday 2pm & 7pm Children's Recitals 8 weekends out of year Friday & Saturday 7:30pm, Sunday 2pm Minimums and Maximums for Classes On a regular basis we have on average 10 students in a class. Our published minimums is 6 students, and published maximums are 18 students, aproximately 10% of total classes reach 14 to 18 students per class. Theater Seating and Audience Maximums We would like to propose 117 seats in our theater. The seats are fixed seating on moveable wagons which we will store off-site in storage dur/ng non performance weeks. Currently we have approved for 60, after initial space figuring we realized that 117 is possible. In addition it should be noted that 60 seats poses a problem for us financially as we would not be able to sustain overhead with only 60 seats of revenue. Please count 1 car per 2 to 3 patrons. During Student Matinees, Students would be bused in. C. DTC targets families and children and hopes to be the premiere live theater destination for the Tri- Valley. It also hopes to sustain its current status as a high quality performing arts facility for children, teens and adults. DTC will benefit the community by providing a small, professional theater venue for cultural performances and acting, singing and dancing classes which foster creative thinking and high self esteem. D. All of DTC's classes and performances are self contained and would not disrupt other businesses as 90% of our classes and performances occur during non-bus/ness hours. We also see no potential impact on parking even at 117 seats, which means 35 to 50 cars. In addition, the proposed site is not on a hazardous waste site. E. Additional Information: Square Footage: 2285 Average No. of Classes 1 person takes: 3 Youngest Age Range: 2.9 Most children and teens who attend our classes are on a pick up and drop offbasis. Parents sign a form at registration that says they will be responsible for student arriving safely to front door of building. Rick Robinson, Jr. Producing Artistic Director Dublin Theatre Company CC: Patric Davis, Lee & Associates Joseph Devane, Attorney at Law DTC Board of Advisors Larry Plisskin, Manager, Dublin Station, Deer Ridge Property Management COMPANY Producing Director RICK ROBINSON, JR. 6620 Dublin Blvd · Dublin, CA 94568 925.551.5DTC DUBL[N PL~I~IN~NC, ATTACHMENT 3 CITY OF DUBLIN PO. Box2340. Dublin, Californla 94568 City Offices, 100 Civic Plaza, Dubiin, Caiifornia 94566 CITY OF DUBLIN NON-RESIDENTIAL SECURITY KEQUIREMENTS City Ordinance No. 21-89 1988 Building Code Section 4101 Doors. Exterior doors which are located at the rear, or side, or away from the primary entrance shall be solid doors with no glazing and shall be installed in metal frames. Exterior wood doors shall be solid wood construction 1 3/4" thick or hollow metal doors. Locking devices. Exterior swinging doors which are exit doors as setforth in Chapter 33 shall have cylinder dead-bolt locks which shall be openable without' the use of key, special effort, or knowledge. In Group B occupancies, a double cylinder dead-bolt lock may be used on the main exit door if there is a readily visible, durable sign on, or adjacent, to the door stating, "this door to remain unlocked during business hours." The sign shall be in letters not less than 1 inch high on contrasting background. When unlocked the single door and both leaves of a pair of doors shall be free to swing without operation of any latching device. Doors which are not exit doors shall have the inactive leaf secured with flush-bolts at the top and bottoms. The bolts shall be hardened steel 1/4" minimum diameter and shall engage a metal strike plate to, a minimum depth of 3/8 inch. The dead bolts shall be hardened steel and shall have a minimum of a one inch throw. If the cylinder of the lock protrudes from the face of the door it shall be fitted with a cylinder ring geared so that it cannot be griped with pliers or other wrenching devices. Vehicle door, overhead doors, and sliding doors shall be secured with metal to metal locking devices which prevent the door from opening. Strike plates. Strike plates for wood jambs shall be the high security type and shall be secured with a minimum of two wood screws 3" long which shall engage the door studs. Jambs. Inswinging doors with wood jambs shall have rabitted jambs. The jambs on the strike side shall have solid shims above and below the strike plates and the opposite jamb shall have solid shims at the level of the strike plate. Both door studs shall be reinforced with horizontal solid blocking at the approximate height of strike. 5. Hinges. Exterior doors shall have non-removable hinge pins. 6. Sliding Klass doors. Sliding glass doors shall comply with Chapter 54. Sliding glass doors shall be fitted with a locking device that shall engage the strike sufficiently to prevent its being disengaged by any possible movement of the door within the space or clearances provided for installation and operation. The bolt and strike shall be reinforced by hardened material so as to prevent their separation by pulling, prying or similar attack. An auxiliary locking device shall be installed on the door which may be a pin, lock, or similar device of not less than 1/4" diameter. The pin shall be of hardened Adm~nistrat,on (415) 833-6650 · City Council (415) 833-6605 · Finance (415} 833-6640 · Bdild{ng Inspeclion (415) 833-6620 Code Enlcrcement (4!5) 833-6820 ° Engineering (415) 833-6630 ° Planning (415) 833-6610 P31i=e (415) 833.6570 · Pu=ii= Works (~15) 833-6630 · Re:reation (415) 833 66a5 ATTACHMENT 4 material and engage the metal portion of the sliding door. The primary locking device shall be operable by a keyed or code lock inside. Doors with 2 sliding panels shall be locked at the meeting rails and shall have an auxiliary locking device as described above. Windows. All accessible windows which are not located at the front or main entrance side of a non-residential building shall be made secure as follows: Sliding glass windows shall be secured on the inside with a locking device capable of withstanding prying or wrenching. An auxiliary lock shall be installed on each sliding window that prevents movement in the sliding track. b) Louvered windows shall not be used within eight feet of ground level, adjacent structures, or fire escapes. e) Casement type windows shall be secured with a metal to metal locking device contacting both frames of the window at the meeting edge. Auxiliary locks such as a pin that penetrates both frame structures shall be installed on casement and double hung windows. d) Windows shall not be located within 40 inches of the locking device of any door not located on the main entrance side of the non-residential building unless the windows are glazed with 1/4" tempered glass. 0oenab!e transoms. All exterior openable transoms exceeding 8 x 12 which are not located on the front or main entrance side of a non-residential building shall be protected with a steel grill and 1/4" minimum bars not more than 2" on center or by a screen with 1/8" diameter wire mesh not more than 2" on center mounted on the inside. Roof ooeninKs. Ail skylights on the roof of a non-residential building shall be protected by: a) Iron bars 1/2 inch minimum diameter not more than 8" on center or; b) A screen with 1/8" diameter wire mesh not more than 2" on center. Ail roof access hatches of non-residential building shall be protected as follows: a) If the hatchway is of wooden material, it shall be covered on the inside with at least 16 gauge shee~ steel or its equivalent attached with screws at 6" o.c.; b) The hatchway shall be secured from the inside with a slide bar or slide bolts: c) Outside hinges on all hatchway openings shall be provided with non-removable pins when using pin-type hinges. Ail air duct or air vent openings exceeding 8" x 12" on the roof or exterior walls of any building or premise used for business purposes shall be secured by covering the same with eitherof the following: a) Iron bars of at least 1/2" round or 1" x 1/4" flat steel material, spaced no more than 8" o.c. apart and securely fastened. 10. Exterior ladders. Exterior ladders to the roof are not permitted.