HomeMy WebLinkAbout8.2 SB 343 Star Lanes ltr from Brittany West, LLC February 8, 2011
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S B 343
Senate Bill 343 mandates suppiemental materials that have been
received by the Community Development Department that relate to
an agenda item after the agenda packets have been distributed to the
Planning Commission be available to the public. This document is
also available in the Community Devefopment Department, the Dublin
Library, and the City's Website.
The attached document was received in the Community Development
Department after distribution of the February 8, 2011 Planning
Commission meeting agenda packet.
. february 8, 2011
Item #8.2
G:IForms & DocumentslPC-CC FormslPC FormslSB 343 Form.doc
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~'ro~ect DeveloFment and ~rchitectura~ ~jtuc~ios
3 i-i 90 Ca~~e Cayuga
Cat~e~ra~ City, ~a~ifornia 92234
~j~CiP's ~eII ~'hone 760-902-2432
Ca~ifornia ~ax: 760-322-6477
www.b rita n n c{west.co m
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February 8, 2011
Miss Jeri Ram, AICP
Community Development Director
City of Dublin, California
RE: PLPA-2-1-00073 Star Lanes
Dear Jeri,
I currently live in Cathedral City, California and I am a licensed California architect.
Additionally, I am the son-in-law of the deceased Sal Enea. Sal and his brother John
Enea, the original owners and developers of Enea Plaza, hired me as their architect for
Enea Plaza Phase 1 and for the Enea Plaza Master Plan.
Comments regarding Ted Hoffman's letter dated February 2, 2011
1. Star Lanes should compliment Dublin BowPs business in that the Star Lanes
business is set up for friends and family to party, to eat, to bowl and to play
various types of games. Family includes children. They are allowed. We expect
to see a substantial increase in the number of folks that would take up bowling. In
fact, Star Lanes is not set up to compete in a League Venue and thase folks
whose interest may increase would likely venture off to Dublin Bowl to join a
league.
2. In most commercial ventures the "clustering" of "like" businesses tend to draw in
larger participation numbers, creating "synergy" for that community. This is true
for community shopping centers, car dealerships, office communities, etc.
Additionally, the "draw" for Star Lanes is Regional that would reach far beyond
the Dublin City limits. This reach has a better chance to bring in new revenues
and new exposure, two considerations that would benefit Dublin Bowl as welL
3. There is no variance for the parking at this location. This community of parking
shared by many businesses includes b~usinesses that would be typically closed
during the evening weekend peak loads. If there is a parking issue, then this is
great news not onfy for Star Lanes but also for Dublin Lanes, as overfiow could
venture to Dublin Lanes.
4. The shared hookup fee is a smali price to pay to generate revenues for the city
that would result from New Business activities.
5. Star Lanes is in compliance with the parking ordinance. The applicant has
provided a detailed parking analysis with mitigation measures plus the owners
have entered into a parking agreement that add parking for this site that would
handle future congestion (we as a community should see this as a good problem
and good solution).
6. Rigatoni's Restaurant will totally benefit from Star Lanes. If the customer count
increases as is hoped for, this restaurant should see their business increase. It is
also agreed within the parking agreement that Rigatoni's parking areas would be
protected and they would enjoy valet attendant handling for their customer
convenience.
7. If shared parking practices were not effective, they would have been deleted as a
viable design tool. Additionally, you might ask, "Does mass transit work?" BART
is now opening and adjacent to this Center. I guess time will tell if BART's new
station here is a viable tool for this community. The shared parking tools and the
mass transit tools are just a couple of tools that communities may use to respond
to actual parking needs. Also, we have a Parking Study that analytically
addresses the parking numbers and a parking management plan.
8. If this is an attempt to stop competition, then there needs to be an attitude check.
Competition is the framework of innovation and economic increase. Without
competition there would be no growth, little need for cities and certainly on
revenue streams that would be derived from competition. There is no interest to
complete with Mr. Hoffman but to broaden and to heighten the enjoyment levels
for bowling and for having fun. We respect Mr. Hoffman's concerns for his
business that he has established since 1977. Enea Plaza Center has been a
family owned business in Dublin and a revenue generator for two generations. A
28,000 square foot vacancy is not good for our business and it is not good for the
companion tenants within our community. Competition is a good thing, as long as
it is fair.
Comments regarding Robert S. Enea's letter dated January 21. 2011:
1. Robert's lette~ is totally baseless.
a. The parking calculations within the Study and the Map Exhibits clearly
mark Robert's parking areas as being "No parking areas" and his parking
was not utilized. In fact, no points of access or aisles, nothing close to his
property was necessary for the final designed parking plan.
b. A close look at the parking layouts for his property and for the balance of
the Center shows that all these properties enjoy shared aisles and access
to parking spaces and to driveway entrances. Robert has misrepresented
"they do not own or control, etc., his property." Any entry level Planner or
Realtor would know otherwise.
c. Whatever he plans on doing with his property, Robert's property is
°constrained" and it must maintain all the shared aisles, the points of
accesses and driveways as they exist today. But, in direct response to his
concern regarding this application, Robert's property is not being
constrained with ~this application approval.
d. Another concern Robert has shared with Staff and with others is that he
believes that Star Lanes is a"Nightclub". Nightclubs typically do not allow
children, open only in the evening hours, and typicalty feature stages or ~
platforms for entertainers and or dancing. This is not a"Nightelub".
I recommend that this application be approved.
Sincerely,
i :
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Skip Goodell
Architect for Enea Plaza and its original developers