HomeMy WebLinkAbout8.3 Attch 1 ZAStRpt 06-30-2009N 1
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AGENDA STATEMENT
ZONING ADMINISTRATOR MEETING DATE: June 30, 2009
SUBJECT: Public Hearing: PA 09-016 Combat Sports Academy Conditional
Use Permit for an Indoor Recreational Facility, a Parking Reduction
for an Individual Use and a Parking Reduction for Shared Parking
(Quasi -JudiciaUAdjudicatory)
Repn/•l Prepared' by Mdrnie R. Waffle, Senior Planner
ATTACHMENTS: 1) Resolution approving a Conditional Use Permit for the
operation of an Indoor Recreational Facility, for a Parking
Reduction for an [ndividual Use and for a Parking Reduction
for Shared Parking located at 7100 Village Parkway.
2) Written Statement.
3) Class Schedule dated received June 2, 2009.
4) Project Plans.
5) Parking Study prepared by City of Dublin Traffic Engineer,
Jaimee Bourgeois dated June 17, 2009.
6) Parkway Center Tenants Hours of Operation.
RECOMMENDATION: 1) Receive Staff presentation;
2) Upen the public hearing;
3) Take testimony from the Applicant and the public;
4) Close the public hearing and deliberate; and
5) Adopt the Resolution approving a Conditional Use Permit
for the operation of an Indoor Recreational Facility, for a
Parking Reduction for an Individual Use and for a Parking
Reduction for Shared Parking located at 7100 Village
Parkway.
PROJECT DESCRIPTION:
Background
The Applicant, Mujeeb Hamid, on behalf of Combat Sports Academy has submitted an application for a
Conditional Use Permit to operate an Indoor Recreational Facility specializing in self-defense at 7100
Village Parkway. The project site is located in a Planned Development Zoning District (PA 02-012)
within the Village Parkway Specific Plan Area. Combat Sports Academy would occupy a portion of an
existing multi-tenant commercial building within the Parkway Center.
~'he Parkway Center is comprised of six freestanding buildings and currently includes a mix of uses
including automotive repairs and service, retail commercial, eating and drinking establishments and
warehousing (see Figure 1 below). Combat Sports Academy would be located within a four unit
commercial building fronting Village Parkway. Other tenants within the building currently include Ty
West Martial Arts, Custom Kitchen and Bath, and Matt's Classic Bowties (a retail auto parts store).
COPIES TO: Applicant
Property Owner
Page 1 of 7
G:IPAM42009iPA 09-0/6 Combat Sports Academe C'(/P'~Z4SK.c%c. ITEM NU.
ATTACHMENT 1
Figure t. Aerial View of Parkway ('enter
ANALI'Slti:
Cnnditiorral tlse Permit
Parkway Center is located within a Planned Development Zoning District (Pf1 0?-Ol?) which is more
commonly referred to as the Village Parkway Specific flan. "l~he Village Parkway Specific Plan sets forth
the permitted, conditional and temporary uses allowed vrithin the Plan Area for new construction and
development and refers back to the former 7.oning District for the continued use of existing buildings.
Combat Sports Academy would he occupying an existing building therefore we refer back to the former
Zoning District for the permitted, conditional and temporary uses. The former Zoning District
designation is C-2, General Commercial. Within the ('-2 Zoning District. Indoor Recreational Facilities
are permitted with the approval of a Conditional Use Permit by the "Coning Administrator.
Indoor Recreational Facility
Combat Sports Academy is a martial arts and fitness training center that focuses on: 1) martial arts
techniques used for self-defense; 2) competitive and recreational boxing; and. 3) strengthening and
conditioning physical fitness. The layout of the facility includes an approximately 461 square toot retail
area: a 484 square foot boxing ring; an 800 square toot cage; and, approximately ?,454 square feet of
open mat area. All activities would be offered in a structured class format with up to 10 students per class
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with a maximum of three classes being offered concurrently. In addition to the two owners, Combat
Sports Academy would employ up to 4 instructors to assist in teaching the various classes offered.
Classes would be offered from 6:30 a.m. - 7:30 a.m. and 5:30 p.m. - 9:30 p.m. Monday thru Friday; 9:00
a.m. - 2:30 p.m. on Saturday; and, 9:00 a.m. - 10:00 a.m. on Sunday.
The Dublin "Coning Ordinance sets forth the parking requirements for Indoor Recreational Facilities in
Chapter 8.76, Off-Street Parking and Loading Regulations. A martial arts studio is required to provide 1
parking space for every 50 square feet plus 1 parking space for every 250 square feet of office. The
Combat Sports Academy tenant space is 4,695 square feet and does not include any office space. At a 1
parking space for every 50 square feet, the total parking requirement for this facility is 94 spaces per the
Zoning Ordinance.
Parking Reduction for an Individual Use
The Dublin Zoning Ordinance allows for a Parking Reduction for an lndividual Use (Section 8.76.OSO.E)
when an Applicant believes that the number of parking spaces required for their use is not applicable
because the use would function differently than the generic use type and associated parking standards. In
order to grant a Parking Reduction for an lndividual Use, a Conditional Use Permit approved by the
Zoning Administrator is required and the following conditions must be met:
1. 'The Conditional Use Permit findings can be made.
2. A parking study prepared by a qualified consultant analyzing the parking demands of the proposed
use and the parking demands of similar uses in similar situations demonstrating that the required
parking standards are excessive and proposing alternate parking standards which are appropriate
and ensure that there will not be a parking deficiency.
3. Overflow paring would not impact any adjacent use.
The City of Dublin Trafi'ic Engineer analyzed the parking demands for Combat Sports Academy based on
the operating characteristics of the use including the class schedule, number of students per class, the age
of the students and the number of employees (see Attachments 2 and 3). In the absence of published data
to estimate the peak parking demands for a martial arts studio, the operating characteristics of Combat
Sports Academy were used to assess whether the Zoning Ordinance parking standard was excessive and
to determine what an appropriate parking standard would be.
Based on the results of the Traftic Engineers parking demand study (see Attachment 5) Staff is
recommending that a Parking Reduction for An Individual Use be granted and that a total of 33 parking
spaces be required for Combat Sports Academy. In calculating the 33 parking spaces the following
assumptions were made:
o Two owners would always be present, using two parking spaces.
o One instructor for each class would be present, using three spaces.
o For two adult classes, l0 students would be present for each, using ZO spaces.
o For one children's class, ] 0 students would be present but some may be dropped off. It was
assumed that eight parking spaces would be used.
Conditions of Approval have been incorporated into the Project requiring that any modifications to the
operating characteristics of the Project be subject to review and approval in accordance with Section
8.100.080, Amendments (to a Conditional Use Permit) of the Dublin Zoning Ordinance (see Attachment
1, Condition of Approval No.'s l6, l7 and l9).
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Parking Reduction for Shared Parking
The Parkway Center has a total of l 60 parking spaces which are currently shared among 25 tenants in six
buildings throughout the center (not including Combat Sports Academy). Based on the mix of uses
within the Parkway Center approximately 242 parking spaces are required to support the existing uses per
the Zoning Ordinance resulting in an existing parking deficiency of 82 spaces. With the addition of
Combat Sports Academy, and assuming the aforementioned Parking Reduction for an Individual Use is
granted, an additional 33 parking spaces would be required increasing the parking deficiency to 115
parking spaces (see Table 1).
... ^_^_ , n_~[.__..--. r,...~,... D.^..4:nn i2nnnirPmPntc
1 aUIC 1. i Q[nwa t.cuaw a w^ .~-.. .~.. ---- -----
Parkin Re wired ---
Parkin Available
Parkin Deficienc
Existin Tenants 242 s aces 160 s aces -82 s aces
Combat S orts Academy 33 s aces 0 s aces -33 s aces
Total 275 s aces 1.60 s aces -115 s aces
The Dublin Zoning Ordinance also allows for a Parking Reduction for Shared Parking (Section
8.76.OSO.F) when shared off-street parking is proposed between two or more adjacent use types. In such
circumstances, the Zoning Administrator may grant a reduction in oft-street parking requirements if a
report by a registered traffic engineer shows that the following requirements can be met:
l . The Conditional Use Permit findings can be made.
2. A sufficient number of spaces is provided to meet the greatest parking demands of the
participating use types and to ensure that there will not be a parking deficiency.
3. Satisfactory evidence is provided that the use types by their natures and operating times will not
conflict with each other.
4. Overflow parking will not adversely affect any adjacent use.
Additional documents, covenants, deed restrictions, or other agreements as may be deemed
necessary by the Zoning Administrator are executed to assure that the required parking spaces
provided are maintained and that uses with similar hours and parking requirements as those uses
sharing the parking facilities remain for the life of the documents, covenants, deed restrictions or
other agreements.
In order to determine the existing parking demand at the Parkway Center, parking counts were performed
at 5:15 p.m. on the following three separate weekdays:
o Tuesday, June 2"`~;
o Wednesday June 10`"; and
o Thursday, June l 1 `h.
The parking counts were conducted at 5:15 p.m. when patrons would begin arriving for the three classes
offered at 5:30 p.m. which is the peak operating time for the facility. A summary of the results of the
parking counts are provided below in Table 2.
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m_~~_ 1 n.._I... . !`.~..~o.. D.ir•lrinrt ('n~intc
...w.. ~. »....... _.------ -
Day/Time --------
No. of Spaces
Occu ied
Total No. of
S aces
No. of Spaces
Available
Tues. June 2" 5:15 m 80 160 80
Wed. June 10 5:15 m 81 160 79
Thurs. June 11 ` ~ 5:15 m 93 160 67 _
The average number of parking spaces available at 5: 15 p.m. was 75 spaces.
Based on a survey of the hours of operation for surrounding businesses, the majority of businesses close
at 5 p.m. Monday through Friday (see Attachment 6). With the majority of businesses closed when
Combat Sports Academy opens. ample parking becomes available to meet the greatest parking demands
for the Project.
Conditions of Approval have been incorporated into the Project to ensure that the operating times of
Combat Sports Academy remai~l compatible with surrounding businesses and requiring prior review and
approval for any modifications to the Project's hours of operation in accordance with Section 8.100.080,
Amendments (to a Conditional Use Permit) of the Dublin Zoning Ordinance (see Attachment 1, Condition
of Approval No.'s 16 and 20}.
CONSISTENCY WITH THE GENERAL PLAN, SPECIFIC PLAN AND ZONING ORDINANCE.:
"I'he Project site is designated Retail/Office and Automotive in the General Plan and Village Parkway
Specific Plan and is located in a PD, Planned Development Zoning District (PA 02-012) with an
underlying zoning designation of C-2, General Commercial. The C-2 Zoning District allows for the
establishment of an Indoor Recreational Facility as a conditional use and is consistent with the
Retail/Office and Automotive land use designation of the General Plan. With the approval of a Parking
Reduction for an Individual Use and a Parking Reduction for Shared Parking, the project meets the
requirements of the Oft-Street Parking and Loading Regulations contained within the Dublin Zoning
Ordinance. A parking study was prepared by a qualified traffic consultant affirming that a reduction in
parking for the Indoor Recreational Facility is appropriate based on the hours of operation, the number of
classes being offered and the maximum number of students per class. Conditions of Approval have been
applied to the project to ensure on-going compatibility between Combat Sports Academy and surrounding
retail commercial and automotive uses.
ENVIRONMENTAL REVIEW:
Pursuant to the California Environmental Quality Act (CEQA) Staff is recommending that the Project be
found Categorically Exempt from CEQA in accordance with Section 15301, Existing Facilities.
REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES:
The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services and
Dublin San Ramon Services District reviewed the project and provided conditions of approval where
appropriate to ensure that the project is established in compliance with all local Ordinances and
Regulations. Conditions of Approval from these departments and agencies have been included in the
attached Resolution (Attachment 1).
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PUBLIC NOTICING:
In accordance with State law, a Public Notice was mailed to all property owners and occupants/tenants
within three hundred feet of the Parkway Center to advertise the project and the public hearing scheduled
for June 30, 2009. The Public Notice was also published in the Valley Times and posted at several
locations throughout the City.
FINDINGS:
In reviewing the request for a Conditional Use Permit to establish an Indoor Recreational Facility; a
Conditional Use Permit for a Parking Reduction for an Individual CJse; and, a Conditional Use Permit for
a Parking Reduction for Shared Parking, the required Findings for a Conditional Use Permit (Section
8.100.060, Section 8.7b.O50.E & 8.76.OSO.F) were considered to ensure that all of the Findings could be
made. The draft Resolution for these Conditional Use Permits (Attachment l) includes statements
affirming that the required Findings for each approval can be made in order to approve the project.
CONCLUSION:
Combat Sports Academy, a martial arts facility, is requesting approval of a Conditional Use Permit for the
operation of an Indoor Recreational Facility at 7100 Village Parkway within a portion of Parkway Center
located within the Village Parkway Specific Plan Area. Combat Sports Academy is also requesting
approval of a Conditional Use Permit for a Parking Reduction for an Individual Use and a Parking
Reduction for Shared Parking. A parking demand study was prepared by the City"s Traffic Engineer and
concluded that 33 parking spaces was an appropriate parking requirement for the facility. Parking counts
were also performed at Parkway Center on three separate weekdays to determine the adequacy of parking
during the facilities peak operating times. The parking counts revealed that adequate parking is available
for Combat Sports Academy. Based on a review of the application by all applicable City departments and
agencies and the results of the parking studies performed, conditions of approval have been incorporated
into the Project. The Project, as conditioned, is consistent with the Dublin General Plan and Zoning
District in which it is located and represents an appropriate project for the site.
RECOMMENDATION:
Staff recommends that the Zoning Administrator: 1) Receive Staff presentation; 2) Open the public
hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing and deliberate;
and 5) Adopt the Resolution approving a Conditional Use Permit for the operation of an Indoor
Recreational Facility, for a Parking Reduction for an Individual Ilse and for a Parking Reduction for
Shared Parking located at 7100 Village Parkway.
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GENERAL INFORMATION:
PROPERTY OWNER:
APPLICANT:
LOCATION:
ASSESSORS PARCEL NUMBER:
GENERAL PLAN
LAND USE DESIGNATION:
SPECIFIC PLAN1
LAND USE DESIGNATION:
ZONING:
SURROUNDING USES:
Michael Ware
SF Rent's
1485 Bayshore Boulevard, #101
San Francisco, CA 94124
Mujeeb Hamid
Combat Sports Academy
4378 Fitzwilliams Street
Dublin, CA 94568
7100 Village Parkway
941-0210-005-04
Retail/Office & Automotive
Village Parkway Specific Plan
Retail/Office & Automotive
PD, Planned Development (PA 02-012)
Location Zonin General Plan Land Use Current Use of Pro e
Site PD, Planned Develo ment Retail/Office & Automotive Retail Commercial
North PD, Planned Development Retail/Office & Automotive Retail Commercial
South PD, Planned Develo ment Retail/Office & Automotive Retail Commercial __
East PD, Planned Develo ment Retail/Office Retail Commercial
West N/A N/A Interstate 680
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RESOLUTION NO. 09-XX
A RESOLUTION OF THE ZONING ADMINISTRATOR
OF THE CITY OF DUBLIN
APPROVING A CONDITIONAL USE PERMIT FOR THE OPERATION OF AN INDOOR
RECREATIONAL FACILITY, FOR A PARKING REDUCTION FOR AN INDIVIDUAL USE
AND FOR A PARKING REDUCTION FOR SHARED PARKING
7100 VILLAGE PARKWAY (APN 941-0210-0OS-04)
PA 09-016
WHEREAS, Mujeeb Hamid, the "Applicant", on behalf of Combat Sports Academy, has
requested approval of a Conditional Use Permit to operate an Indoor Recreational Facility at 7100 Village
Pazkway in a PD, Planned Development Zoning District also known as the Village Parkway Specific Plan
Area; and
WHEREAS, the Applicant has also requested approval of a Conditional Use Permit for a Pazking
Reduction for an Individual Use to reduce the Zoning Ordinance pazking requirement of 94 spaces to 33
spaces; and
WHEREAS, the Applicant has also requested approval of a Conditional Use Permit for a Pazking
Reduction for Shazed Pazking within the Pazkway Center; and
WHEREAS, the Project consists of a 4,695 square foot tenant space located within amulti-tenant
commercial building; and
WHEREAS, the tenant space would include a retail area, boxing ring, cage and open mat azeas;
and
WHEREAS, the Zoning Administrator is the reviewing body for a Conditional Use Permit
request to operate an Indoor Recreational Facility, for a Pazking Reduction for an Individual Use and for a
Pazking Reduction for Shazed parking pursuant to Section 8.76.050.E & F; and
WHEREAS, a complete application for the above noted entitlement request is available and on
file in the Community Development Department; and
WHEREAS, the Applicant has submitted Project Plans dated received June 17, 2009; 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
impacts and that environmental documents be prepared; and
WHEREAS, Staff is recommending that the Project be found Categorically Exempt from the
environmental review requirements of the California Environmental Quality Act (CEQA), State guidelines
and City environmental regulations pursuant to CEQA Guidelines Section 15301 (Existing Facilities); and
Attachment 1
WHEREAS, a Staff Report was submitted describing the Project and recommending that the
request be conditionally approved; and
WHEREAS, the City of Dublin Zoning Administrator ("Zoning Administrator") held a properly
noticed public hearing on said application on June 30, 2009; and
WHEREAS, the Zoning Administrator 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 Zoning Administrator has found that the proposed Project is appropriate for the
subject site.
NOW, THEREFORE, BE IT RESOLVED that the City of Dublin Zoning Administrator does
hereby make the following findings regazding the operation of an Indoor Recreational Facility at 7100
Village Parkway:
A. The proposed use and related structures, as conditioned, are compatible with other land uses,
transportation and service facilities in the vicinity in that: 1) the Project is located in a multi-
tenant building within a portion of the Parkway Center which includes a mix of retail and
commercial uses including an existing martial arts studio. An existing martial arts studio has been
in operation within the subject building since the 1980's with no issues of incompatibility with
surrounding uses; 2) Combat Sports Academy is a martial arts studio and would operate primarily
in the evenings when the majority of the surrounding businesses are closed; 3) the Project is
accessible from Village Parkway which is a fully improved and functional roadway; and 4) the
Project will be served by existing service facilities and will not generate or create an additional
demand on services to be an adverse impact.
B. The proposed use, as conditioned, will not adversely affect the health or safety of persons residing
or working in the vicinity, or be detrimental to the public health, safety and welfare in that: 1) the
Project is a martial arts studio and all activities will be conducted entirely within an existing
commercial building so as not to create a disturbance to surrounding businesses; and 2) the Project
has been conditioned to require that all children be accompanied by an adult when arriving to and
departing from the facility.
C. The proposed use, as conditioned, will not be injurious to property or improvements in the
neighborhood in that: 1) the Project will occupy an existing commercial building and in
accordance with the Conditions of Approval, building permits aze required for all modifications to
the tenant space to accommodate the martial arts studio and ensure that all improvements comply
with all current Building Codes and Ordinances in effect at the time the building permit is issued.
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: 1) the Project will occupy an existing commercial
building that is connected to public water, sanitation, utilities and services and will not generate or
create additional demand on services to be an adverse impact; and 2) the Project has adequate
vehiculaz and pedestrian access from Village Pazkway and is required to comply with Title 24 for
disabled accessibility.
2
E. The subject site is physically suitable for the type, density and intensity of the use and related
structures being proposed in that: 1) the Project will occupy an existing commercial building
which currently includes a martial arts studio, a retail kitchen and bath showroom and a retail auto
parts store; and 2) Conditions of Approval have been incorporated into the Project requiring that
all activities associated with Combat Sports Academy be conducted entirely within the building.
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: 1) the Project will provide for the continued use of a tenant space within an existing
commercial building along Village Pazkway that is currently vacant; 2) the Project's operating
characteristics such as class size and hours of operation aze compatible with surrounding
businesses in that the Project's peak demand occurs when the majority of the surrounding
businesses are closed; 3) the Project, as conditioned, meets the development regulations for a
martial arts studio; 4) the Project will not generate, produce, emit, or discharge any of the
following: noise or vibration; radioactivity; electrical disturbance; flammable or explosive
materials; air pollution; glare or heat; odorous gases; dust; dirt or particulate matter; or, liquid
contaminants; and 5) the Applicant has requested approval of a Conditional Use Permit for a
Pazking Reduction for an Individual Use and Pazking Reduction for Shared Pazking and adequate
pazking is available on the site to support the use.
G. The proposed project, as conditioned, is consistent with the Dublin General Plan and any
applicable Specific Plans in that: 1) the Project has a General Plan Land Use Designation of
RetaiVOffice and Automotive, is located within the Village Pazkway Specific Plan with a Specific
Plan Land Use Designation of Retail/Office and Automotive, and is located within the C-2,
General Commercial Zoning District. An Indoor Recreational Facility is conditionally permitted
in the C-2 Zoning District which is consistent with the RetaiVOffice and Automotive Land Use
Designations for the site.
NOW, THEREFORE, BE IT RESOLVED that the City of Dublin Zoning Administrator does
hereby make the following findings regazding a Parking Reduction for an Individual Use related to the
operation of an Indoor Recreational Facility at 7100 Village Parkway:
1. The Conditional Use Permit f:ndings can be made in that: 1) the Project is compatible with other
land uses, transportation and service facilities in the vicinity because it is a martial arts studio that
would operate primarily in the evenings when the majority of the surrounding businesses are
closed; 2) the Project will not adversely affect the health or safety of persons residing or working
in the vicinity or be detrimental to the public health, safety or welfare because all activities will be
conducted entirely within an existing commercial building so as not to create a disturbance to
surrounding businesses and the Project has been conditioned to require that all children be
accompanied by an adult when arriving at and departing from the facility; 3) the Project will not
be injurious to property or improvements in the neighborhood because the Project has been
conditioned to obtain all required permits for modifications made to the tenant space to
accommodate the use; 4) the Project is located on a site that is physically suitable for the use
because the Project would occupy an existing vacant tenant space within a commercial building
which has been designed for and can accommodate an Indoor Recreational Facility; 5) the Project
is not contrary to the intent clauses, development regulations or performance standazds for the C-2
Zoning District is which it is located because the Project will provide for the continued use of a
tenant space within an existing commercial building along Village Parkway that is currently
vacant; and 6) the Project is consistent with the General Plan and Village Parkway Specific Plan
3
Land Use Designations of RetaiVOffice and Automotive and the C-2 Zoning District which
conditionally permits Indoor Recreational Facilities.
2. A parking study prepared by a qualified consultant analyzing the parking demands of the
proposed use and the parking demands of similar uses in similar situations demonstrating that the
required parking standards are excessive and proposing alternate parking standards which are
appropriate and ensure that there will not be a parking deficiency in that: 1) the City of Dublin
Traffic Engineer prepazed a parking demand analysis for the Project that analyzed the peak
parking demands in comparison to the pazking requirements contained in the Dublin Zoning
Ordinance; 2) the pazking study concluded that the Zoning Ordinance parking standard was not
appropriate for this facility and an alternative pazking standard was warranted for the Project based
on the Project's operating characteristics including class sizes and hours of operation; 3) the City's
Traffic Engineer determined that, as proposed, this facility would require 33 parking spaces to
support the use; and 4) the parking study was accompanied by an on-site parking inventory to
assess the availability of pazking within the Parkway Center which was found to have adequate
pazking to meet the greatest demands of all uses within the Center including the proposed Project.
3. Overflow parking would not impact any adjacent use in that: 1) the Project is not likely to
generate any overflow pazking because an on-site pazking inventory was conducted and it was
found that the Parkway Center has adequate pazking to meet the greatest demand of all the uses
within the Center including the Project; and 2) based on the parking survey, Staff found that a
minimum of 80 pazking spaces were available starting at 5:15 p.m. when the facility will open.
NOW, THEREFORE, BE IT RESOLVED that the City of Dublin Zoning Administrator does
hereby make the following findings regarding a Parking Reduction for Shazed Parking related to the
operation of an Indoor Recreational Facility at 7100 Village Parkway:
1. The Conditional Use Permit findings can be made in that: 1) the Project is compatible with other
land uses, transportation and service facilities in the vicinity because it is a martial arts studio that
would operate primarily in the evenings when the majority of the surrounding businesses are
closed; 2) the Project will not adversely affect the health or safety of persons residing or working
in the vicinity or be detrimental to the public health, safety or welfare because all activities will be
conducted entirely within an existing commercial building so as not to create a disturbance to
surrounding businesses and the Project has been conditioned to require that all children be
accompanied by an adult when arriving at and departing from the facility; 3) the Project will not
be injurious to property or improvements in the neighborhood because the Project has been
conditioned to obtain all required permits for modifications made to the tenant space to
accommodate the use; 4) the Project is located on a site that is physically suitable for the use
because the Project would occupy an existing vacant tenant space within a commercial building
which has been designed for and can accommodate an Indoor Recreational Facility; 5) the .Project
is not contrary to the intent clauses, development regulations or perfonmance standazds for the C-2
Zoning District is which it is located because the Project will provide for the continued use of a
tenant space within an existing commercial building along Village Parkway that is currently
vacant; and, 6) the Project is consistent with the General Plan and Village Pazkway Specific Plan
Land Use Designations of RetaiVOffice and Automotive and the C-2 Zoning District which
conditionally penmits Indoor Recreational Facilities.
4
2. A sufficient number of spaces is provided to meet the greatest parking demands of the
participating use types and to ensure that there will not be a parking deficiency in that: 1) based
on the parking demand survey, 33 pazking spaces was determined to be appropriate for the
proposed Project; 2) based on the on-site parking inventory that was conducted during the peak
operating hours of the Project, Staff found that an average of 75 pazking spaces were available
starting at 5:15 p.m. when the facility will open; and 3) the results of the pazking study
demonstrate that there is adequate pazking available to meet the peak pazking demands of the
proposed Project and that there will not be a parking deficiency within Pazkway Center.
3. Satisfactory evidence is provided that the use types by their natures and operating times will not
conflict with each other in that: 1) an inventory of existing uses and their hours of operation was
performed and it was found that the Project's operating times peak between 5:30 p.m. and 9:30
p.m. Monday through Friday when the majority of the surrounding businesses aze closed which
reduces the potential for uses to conflict with one another; and 2) the Project has been conditioned
to ensure that the operating characteristics do not change without prior review and approval to
ensure on-going compatibility with surrounding businesses.
4. Overflow parking will not adversely affect any adjacent use in that: 1) a pazking study was
conducted to determine the amount of pazking available during the Project's peak operating times
which occurs between 5:30 p.m. and 9:30 p.m. Monday through Friday and it was found that
adequate pazking is available to meet the peak demand for the Project.
5. Additional documents, covenants, deed restrictions, or other agreements as may be deemed
necessary by the Zoning Administrator are executed to assure that the required parking spaces
provided are maintained and that uses with similar hours and parking requirements as those uses
sharing the parking facilities remain for the life of the documents, covenants, deed restrictions or
other agreements in that: 1) Deeds have been recorded for ingress, egress and parking purposes
throughout the Parkway Center ensuring that access, circulation and parking remain available for
all tenants and their patrons; and 2) Conditions of Approval have been placed on the Project
requiring prior review and approval of any changes to the operating chazacteristics and providing
for an annual review of the Conditional Use Permit for compliance with said Conditions of
Approval.
BE IT FURTHER RESOLVED THAT the City of Dublin Zoning Administrator does hereby
approve PA 09-016 Combat Sports Academy Conditional Use Permit for: 1) the operation of an Indoor
Recreational Facility located at 7100 Village Parkway, APN 941-0210-005-04; 2) a Parking Reduction
for an Individual Use; and 3) a Pazking Reduction for Shared Pazking subject to compliance with the
following Conditions of Approval:
CONDITIONS OF APPROVAL
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of the use, and shall be subject to Planning Division review and
approval. The following codes represent those departments/agencies responsible for monitoring
compliance of the conditions of approval: [PL] Planning; [B] Building; [PO] Police; [PWJ Public Works;
[ADM] Administration/City Attorney; [FIN] Finance; [PCS] Pazks and Community Services; [F] Dublin
Fire Prevention; [DSR] Dublin San Ramon Services District; [LDD] Livermore Dublin Disposal; [CO]
Alameda County Department of Environmental Health; [Zone 7] Alameda County Flood Control and
Water Conservation District, Zone 7; [LAVTA] Livermore Amador Valley Transit Authority; and [CHS]
California Department of Health Services.
5
NO. CONDITIONS OF APPROVAL Agency When Source
Required,
Prior to•
GENERAL
1. Approval. "Phis Conditional Use Permit approval for PA PI, On-going Planning
09-016 allows for the establishment of Combat Sports
Academy, an Indoor Recreational Facility, located at
7100 Village Parkway. The project shall generally
conform to the project plans dated received by the
Planning Division on June 17, 2009 on file in the
Community Development Department, and other plans,
text, and diagrams relating to this Conditional Use
Permit, unless modified by the Conditions of Approval
contained herein.
2. Permit Expiration. The approved use shall commence PL. 1 year from DMC
within one (1) year of this Conditional Use Permit approval 8.96.020.D
approval, or the approval shall lapse and become null and
void. Commencement of use means the actual use
pursuant to the permit approval or demonstrating
substantial progress toward commencing such use. If
there is a dispute as to whether the Permit has expired,
the City may hold a noticed public hearing to determine
the matter. Such a determination may be processed
concurrently with revocation proceedings in appropriate
circumstances. If a Conditional Use Permit expires, a
new application must be made and processed according
to the re uirements of the Dublin Zonin Ordinance. __
3. Continued Use. This Conditional Use Permit approval Pt, On-going Planning
shall become null and void in the event the approved uses
cease too erate for a continuous one-year eriod.
4. Annual Review. On an annual basis, this Conditional PL On-going Planning
Use Permit approval may be subject to a review by the
Community Development Department to determine
com liance with the Conditions of A royal.
5. Modifications. Modifications or changes to this PL On-going DMC
Conditional Use Permit approval may be considered by 8.100.080
the Community Development Director if the
modifications or changes proposed comply with Section
8.100.080 of the Zonin Ordinance.
6. Revocation. This permit shall be revocable for cause in PI. On-going DMC
accordance with Dublin Zoning Ordinance Section 8.96.020.1
8.96.020.I, Revocation. Any violation of the terms of the
terms and conditions of this permit may be subject to the
issuance of a citation.
7. Fees. The Applicant shall pay all applicable fees in effect Various Building Various
at the time of building permit issuance, including, but not Permit
limited to, Planning Fees, Building Fees, Dublin San Issuance
Ramon Service District fees, Public Faciliries fees, Tri
Valley Transportation fees, Downtown Traffic Impact
Fee, Dublin Unified School District impact fees, Alameda
County Fire Services fees, Noise Mitigation fees;
Inclusionary Housing in lieu fees, Alameda County Flood
and Water Conservation District (Zone 7) Drainage and
Water conn_ ection fees. When and if applicable and
customary, credits shall be applied for existing
im rovements.
8. Property Maintenance. Per the City of Dublin Non- PL, PO, On-going Planning,
Residential Property Maintenance Ordinance (DMC PW Police,
Section 5.64.050), the Applicant and/or Property Owner Public
shall maintain the building, site and all signage in good Works
condition at all times and shall keep the site clear of trash,
debris and graffiti vandalism on a regular and continuous
basis.
9. Graffiti. Per the City of Dublin Graffiti Ordinance (DMC PL, PO, On-going Planning,
Section 5.68), the Applicant and/or Property Owner shall PW Police,
keep the site cleaz of graffiti vandalism at all times. Public
Works
10. Temporary Promotional Signage. Prior to the display PL On-going Planning
of any temporary promotional signs, including banners,
balloons or searchlights, a Temporary Promotional Sign
Permit must be applied for and approved. No banners,
pennants, balloons or other type of advertising display
shall be erected (except where allowed pursuant to
Cha ter 8.84 of the Zonin Ordinance .
11. Signage. All signs associated with the facility shall PL On-going Planning
comply with the provisions of Chapter 8.84, Sign
Re la6ons, at all times.
12. Window Signs. Window signs shall be less than 25% of PL On-going Planning
the Conti ous window azea from which the are viewed.
13. Noise/Nuisance. The Applicant shall control all activities PL On-going Planning
on the site so as not to create a nuisance to the
surrounding businesses. No loudspeakers or amplified
music shall be permitted to project or be placed outside
the buildin .
14. Project Activities. All activities associated with Combat PL On-going DMC
Sports Academy shall be conducted entirely within the 8.24.020
buildin in accordance with Section 8.24.020.
15. Unattended Minors. Children under the age of 12 shall PL On-going Planning
be accompanied by a responsible adult upon arrival and
departure to the Project. No child under the age of 12
shall be left unattended outside of the tenant space at any
time.
PLANNI NG -PROJECT SPECIFIC
16. Hours of Operation. The Hours of Operation for the PL On-going Planning
Indoor Recreational Facility shall be 6:30am-7:30am and
5:30pm-9:30pm Monday through Friday; 9:OOam-2:30pm
on Saturday; and, 9:OOam-10:00am on Sunday.
Modifications to the Hours of Operation may be
considered by the Community Development Director
ursuant to Section 8.100.080 of the Zonin Ordinance.
17. Operating Characteristics. The Project shall operate in PL On-going Planning
accordance with the hours of operation outlined above in
Condition of Approval No. 16; the Project's Written
Statement dated received by Planning on June 17, 2009;
and, the Class Schedule dated received by Planning on
June 2, 2009. Modifications to the operating
characteristics shall require prior review and approval in
accordance with Section 8.100.080 of the Zoning
18. Ordinance.
Designating Parking. All pazking throughout the
PL
On-going
Planning
Parkway Center shall be shared among all tenants.
Signage shall not be placed on or around parking spaces
to prohibit or discourage tenants or customers of the
Parkwa Center from arkin in certain areas of the site.
19. Parking Reduction for Individual Use. In accordance PL On-going Planning
with the Parking Reduction for an Individual Use, a total
of 33 pazking spaces are required to meet the peak
parking demands for the Project. In order to ensure
adequate pazking remains available for the Project and
surrounding businesses, no more than 2 owners, 3
employees, 20 adult students and 10 youth students shall
be present within the facility at any time. An increase in
the number of on-site owners, employees, or students
shall require prior review and approval in accordance
with Section 8.100.080 of the Zonin Ordinance.
i nin
Pl
20. Parking Reduction for Shared Parking. In accordance PL ng
On-go g
an
with the Parking Reduction for Shared Parking, the
Project shall operate in accordance with the hours of
operation outlined above in Condition of Approval No.
16. Modifications to the Hours of Operation may be
considered by the Community Development Director
' ursuant to Section 8.100.080 of the Zonin Ordinance.
i nnin
Pl
21. Reciprocal Parking within Parkway Center. Existing PL ng
On-go g
a
reciprocal parking arrangements as documented on the
A.L.T.A./A.C.S. M. Land Title Survey of Lot 3 and a
portion of Lots 2, 4, & 5, Block 3, Tract 2662 for Phyllis
Sutton prepared by Kier & Wright Civil Engineers &
Surveyors, Inc. dated November 6, 2006 shall remain in
place for the life of the Project to ensure adequate parking
remains available for the Project.
i DMC
22. Parking Spaces. The Applicant and/or Property Owner PL ng
On-go
shall ensure that all parking spaces are designed, located, 8.76.060.A
constructed and maintained so as to be fully and
independently useable and accessible at all times in
accordance with the Dublin Zoning Ordinance Chapter
8.76.
BUILDI NG
h
Th
ildin
B
23. Building Codes and Ordinances. All project B roug g
u
construction shall conform to all building codes and Completion
ordinances in effect at the time of buildin ermit.
f Buildin
24. Building Permits. To apply for building permits, B Issuance o g
ApplicantlDeveloper shall submit seven (7) sets of Building
construction plans to the Building Division for plan Permits
check. Each set of plans shall have attached an annotated
copy of these Conditions of Approval. The notations
shall clearly indicate how all Conditions of Approval will
or have been complies 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
25. rmits.
Construction Drawings. Construction plans shall be
B
Issuance of
Building
fully dimensioned (including building elevations) Building
accurately drawn (depicting all existing and proposed Permits
conditions on site) and prepared and signed by a
California licensed Architect or Engineer. All structural
calculations shall be prepared and signed by a California
licensed Architect or Engineer. The site plan, landscape
lan and details shall be consistent with each other.
ildin
B
26. Addressing. Addresses will be required on all doors B Occupancy g
u
leading to the exterior of the building. Addresses shall be
illuminated and be able to be seen from the street, 5-
inches in hei t minimum.
O
n
Bui
ld
27 Air Conditioning Units. Air conditioning units and B, PL ccupancy g
a
. ventilation ducts shall be screened from public view with an
materials compatible to the main building. Units shall be Planning
permanently installed on concrete pads or other non-
moveable materials approved by the Building Official
and Communi Develo went Director.
h
Th
Buildin
28 Green Building Guidelines. To the extent practical, the B roug g
. Applicant/Developer shall incorporate Green Building Completion
measures. A Green Building Plan shall be submitted to
the Buildin Official for review.
ldi
29. CAS. The ApplicantlDeveloper shall obtain the services B Issuance of ng
Bui
of a Certified Access Specialist for the review of the Building
construction drawings and inspections. A written report Permits and
shall be submitted to the Ci rior to roval of the Prior to Final
permit application. In addition, a written report shall be Inspection
submitted to the City Inspector prior to scheduling the
final ins ction.
30. Change of Occupancy Permit. As per Section 3406 of B Occupancy Building
the California Building Code, a change of occupancy
requires the building to meet the requirements of a new
building for the proposed occupancy type. This may
require upgrades to structural systems. The building will
be required to meet accessible codes as listed in Chapter
11 B of the California Building Code. Afire sprinkler
s stem is re aired.
31. Floodplain. A Substantial Improvement application shall B Issuance of Building
be filed by the Applicant/Developer due to the building Building
being located within a flood plain. If it is determined that Permits
the amount of current and past improvements meets the
required threshold, the building will be required to meet
the Ci 's flood roofin re ations.
FIRE
32. Architect Signature. All plans submitted for review F Issuance of Fire
shall be signed by the architect. Building
Permits
33. Addressing. The location, size and type of address F Occupancy Fire
numbers on the front and back of the building shall be
rovided er the Cit standards.
34. Key Bog. The location of the Fire Department Key Box F Issuance of Fire
shall be shown on the plans. The Box shall be located to Building
the left or right of the main front doors on the first non- Permits
glass structural member at a height of 5% to 6-feet to the
to of the box.
35. Occupancy Load Sign. The location of the occupancy F Issuance of Fire
load sign shall be shown on the plans. Building
Permits
36. Door Hardware. Information on door hardware shall be F Issuance of Fire
provided for doors 101, 105 and 106. Building
Permits
PUBLIC WORKS
37. Parking Lot Lights. Provide photometric calculation for PW Issuance of Public
the existing parking lot and around the building that Building Works
demonstrates a minimum foot-candle lighting level of not Permit
less than 1.0 at the ground surface for the adjacent
parking area; if this cannot be verified provide additional
li tin where neces
POLIC E
38. Non-Residential Security Ordinance. The Applicant/ PO Occupancy Police
Developer shall comply with all applicable City of
Dublin Non-Residential Security Ordinance
requirements. The Ordinance includes sections related to
lighting within bathrooms, exterior lighting and exterior
doors.
10
39. Labeling Doors. All interior doors leading to PO Occupancy Police
classrooms, storage, offices, etc shall be identified with
lettering or signs to assist first responders in an
emergency situation. All exterior doors shall be
identified according to the rooms/space they access (i.e.
office, entrance, equipment room, exit only, etc).
40. Security Lighting. Security lighting shall be installed in PO Occupancy Police
all activi rooms.
PASSED, APPROVED AND ADOPTED this 30~` day of June 2009.
Jeri Ram, AICP
Zoning Administrator
ATTEST:
Mamie R. Waffle
Senior Planner
11
COMBAT SPORTS ACADEMY (CSA)
CUP Statement
A. What type of business, actlvlty or use aro you propoaing~
We are proposing the opening of a "Martial Arts 8 Fibess Training Center in Dublin, CA, called
the Combat Sports Academy (CSA). This Martial Arts school will offer training in the following
disciplines:
Krav Mega
Krav Maga is one of the most effective self~lefense systems practiced in the world today.
Originally developed for the Israeli Defense Forces (IDF) to protect their soldiers in the modem
world, Krav Maga is now taught to various law enforcementlmilitary organizations, and civilians
worldwide. ICrav Maga's simple, no-nonsense and realistic approach to personal safety makes it
an ideal self-defense solution for men, women and children of all ages and physical abilities.
ICrav Maga incorporates fitness, self-defense and fighting like no other system. ICrav Maga's top-
rated Fitness classes compliment training by toning muscle and dramatically improving strength
and stamina. Krav Maga's self-defense classes are atotal-body woricout that combines kicking,
punching, stand up fighting, ground fighting, and defenses against weapons, getting students into
prime physical shape. The total-body workout benefits of the lCrav Maga self-defense and fitness
system have been featured in publications such as Shape, Men's F'dness, USA Today, US, and
SELF, as well as television from CNN and Extra to The Today Show.
Muay Thal
Muay Thai Boxing is an ancient Thai martial art that dates back over 1000 years. Whether
practiced competitively or recreationally this highly exciting and aerobic form of kickboxing can
transfomn people through its intensive training techniques. Thai boxing has been used for
centuries to build strength, endurance, power of concentration, determination, self-confidence
and discipline. Muay Thai training at CSA would consist of technical training, drill training,
conditioning, specficity training and sparring. Safety is another key factor with our training
methods; you can't train and fight if you're constantly injured. Proper equipment, supervision, and
training methods would be strictly followed at our gym.
Combat Sports Academy instructors are internationally known and respected competitors and
teachers. CSA would be is a member of the Muay Thai In~mational Association (MTIA) headed
by Grandmaster ~hosaphon Sitawatjana (Grandmaster Toddy) which is recognized by the
government of Thailand as one of the only "official" Muay Thai systems in the world. The MTIA
grading systiem was developed to tech Muay Thai systematically, coherently and safely. It is
arguably the most effective training system for Muay Thai in the world, bringing Thai boxing to
both recreational and professional martial artists and producing over 40 World Champions to
date.
iE3r~ilian Jiu„litsu
Brazilian Jiu~litsu is a Martial Art intended th control your opponent as much as possible using
leverage and technique thus giving you a greater position for striking or submission holds.
Submission holds consist of joint manipulation, locks or choke holds and can be applied even ff
your opponent is much larger than you.
The art of Brazilian Jiu-Jitsu is unique not just because of the sophistication of its techniques, but
for the realism of its training methods. No other art allows you to train at 100% without hurting
your training partners. Brazilian Jiu-Jitsu is one of the fastest growing martial arts in the United
States because it has proven to be an effective method for dealing with combative situations. This
is evident in today's Mixed Martial Arts. Requiring little or no strength, this art is a great self-
defense system for men, women and children. RECEIVED
JUN 17 2009
ATTACHMENT 2 DUBLIN PLANNING
COMBAT SPORTS ACADEMY (CSA)
CUP Statement
CrossFit
CrossFit is a °atrength and conditioning" fitness methodology and k the principal strength and
conditioning program for many police ac~emies and tactical operations teams, military special
operations units, champion martial artists, and hundreds of other elite and professional athletes
worldwide. CrossFit is not sport-specific and promotes broad and general overall physical fitness.
CrossFit programs are designed for universal scalability making it the perfect application for any
committed individual regardless of experience. We've used our same routines for elderly
individuals with heart disease and professional fighters one month out from televised bouts. We
scale load and intensity; we don't change programs. Thousands of athletes worldwide have
followed our workouts and distinguished themselves in combat, the ring, stadiums, gyms and
homes.
B. How many employees will you have or propose to have?
In addition to the two (2) owners, initially, CSA would have 3-4 employeesrnstructors to help
teach our various self defense and fitness programs outlined above.
C. What are your proposed hours and days of operations?
CSA would utilize the following "primary" hours of operation:
Monday -Friday:
6:30PM-7:30PM (Limited Classes)
5:30PM-9:30PM (Full Schedule)
Saturday:
9:OOAM-2:30PM (Full Schedule)
Sunday:
9:OOAM -10:OOAM (Limited Schedule)
D. WUI your business, activity or use target a specific segment of the community?
CSA will have Gasses for and market to all segments of the community; Men, Women and
Children of all ages.
E. In what ways will your business, activity or use benefit the community?
CSA wilt help bring positive attitudes and positive influence to the community, will help with
unnecessary confrontations it will make children and as well adults think twice about any conflicts
which result in unnecessary calls to law enforcements, which in turn that money can be saved for
other community programs that benefit the community.
F. Are there any ways in which your business, activity or use may d~rupt the peace
of the surrounding residents or businesses?
COMBAT SPORTS ACADEMY (CSA)
CUP Statement
CSA will not disrupt any peace in the surrounding area as all of the business and training is
conducted indoors with very minimal noise typical to an activve business, or school in CSA's
case when instructor is beaching he or she is talking, everyone is listening just as in any
classroom setting.
G. Will your business, activity or use have any negative effects on the health or safety
of the people residing or worktng in the vkinity~
CSA will not have any negative effects on health or safety of people residing or working in the
area, as we do not deal with any hazardous materials or waste or anything ham~ful to any
ones health human or wildlife. We will be the complete opposite as we will be PROMOTING
health and safety.
H. Will your business, activity or use create any negative impact on property,
transportation system, or existing Improvements in the neighborhood.
Our business will not impact any transportation, property or existing improvements in the
neighborhood, as we do not plan on any improvements to the existing site that will negatively
impact the neighbofiood or transportation systems.
I. M the proposed project located on a hazardous waste and substance situ
Please refer to the site plans and attached documents th show proposed project information.
~E:
(ti]} Represents
# of students
er~icipeted/cles
RECEIVED
JUN 0 2 2009
DUBLIN PLANNING
Attachment 3
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CITY OF DUBLIN Pubtlc Works Department
Clly Ollloss, 100 Chic Plaza, Dublin Catlfomia 94568
MEMORANDUM
DATE: June 17, 2009
TO: Mamie Waffle, Senior Planner
FROM: Jaimee Bourgeois, Senior Civil Engineer (Traffic)
SUBJECT: CUP for Combat Sports Academy at 7100 Village Parkway
I have conducted a review of the Conditional Use Permit application for the Combat Sports
Academy, a martial arts studio, to determine whether a reduction in off-street parking is
reasonable based on how the Academy would function. Chapter 8.76.060 of the Dublin Zoning
Ordinance requires that martial arts studios provide 1 parking space for every 50 square feet
and 1 parking space for every 250 square feet of office; the Academy does not propose to have
any office space so the parking was calculated at 1 space per 50 square feet. The Combat
Sports Academy tenant space is 4,695 square feet which results in 94 required parking spaces.
There is no published data available to estimate peak parking demand for a martial arts facility.
As such, I have estimated the peak parking demand for Combat Sports Academy during normal
weekday operation based on the information provided by the Applicant. Based on my
calculations, Combat Sports Academy will require 33 parking spaces.
The demand estimate is based on the schedule of dasses provided by the Applicant and the
operating characteristics of the Academy (i.e., number of students, age of students, and number
of employees). Acxording to the Applicant, three separate classes would begin at 5:30 p.m.
Monday through Friday, each class having a maximum of 10 students. Two of the classes
would be for adults, and one dass would be for children between 7 and 12 years of age. The
peak demand of 33 parking spaces was calculated using the following assumptions:
• Two owners would always be present, using two parking spaces.
• One instructor for each class would be present, using three spaces.
^ For iwo adult classes, 10 students would be present for each, using 20 spaces.
^ For one children's dass, 10 students would be present but some may be dropped off. It
was assumed that eight parking spaces would be used.
Although students would likely be arriving a little before 5:30 p.m., many of the surrounding
businesses are either already closed or winding down at this time. To determine whether the
Academy's parking demand could be accommodated on-site, a survey was conducted on three
separate weekdays at 5:15 p.m. to identify existing available parking capacity. The following
capadties were determined on-site:
ATTACHMENT 5
Mamie Waffle
June 17, 2009
Page 2
Tuesday, June 2"d - 80 spaces were occupied out of 160 leaving 80 available parking spaces
Wednesday, June 10~' - 81 spaces were occupied out of 160 leaving 79 available parking
spaces
Thursday, June 11~' - 93 spaces were occupied out of 160 leaving 67 available parking spaces
Based on the results of the three separate surveys, it is concluded that the average available
capacity at 5:15 p.m. is 75 parking spacers, which is more than adequate to accommodate the
estimated parking demand for the Combat Sports Academy for 33 parking spaces.
Surveys were not conducted on an early weekday moming or on a weekend; however, it is not
expected that a parking problem would occur at these times because the early moming
weekday class would be over by 7:30 a.m. before most surrounding businesses open and
because the Academy's parking demand on the weekend would be less than the weekday
parking demand due to fewer concurrent classes.
Please let me know if you have any questions.
G:IDEVELOPMENT, PRNATE\Combat Sports Academy~TreAfclmsmo_CombatSpo~ Parkin~061709.dx
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