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HomeMy WebLinkAbout02-007 DublinTheatreCo 03-11-2003AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: MARCH 11, 2003 SUBJECT: PUBLIC HEARING: PA 02-007 Dublin Theatre Company, Conditional Use Permit and Conditional Use Permit/Site Development Review Report Prepared by: Mamie R. Waffle, Assistant Planner ATTACHMENTS: 1. Project Plans (Site Plan, Rear Yard Storage Area Plan, Elevations, Floor Plan) 2. Resolution Approving Conditional Use Permit PA 02-007 to expand the existing Dublin Theatre Company to include a dance studio at 6614 Dublin Boulevard. 3. Resolution Denying Conditional Use Permit/Site Development Review PA 02-007 to construct an outdoor storage area at 6620 Dublin Boulevard. 4. Resolution 99-12 Approving PA 98-072 Conditional Use Permit 5. Applicant's Written Statement 6. Dublin Station Parking Study 7. City Traffic Engineer Report RECOMMENDATION: 1. Open Public Hearing and receive Staff presentation. 2. Take testimony from the Public. 3. Question Staff and the Public. 4. Close Public Hearing and deliberate. 5. Adopt resolutions approving PA 02-007 Conditional Use Permit to expand the existing Dublin Theatre Company to include a dance studio and denying PA 02-007 Conditional Use Permit/Site Development Review to construct an outdoor storage area. PROJECT DESCRIPTION: The applicant, Rick Robinson Jr. of Dublin Theatre Company, is requesting approval of, 1) a Conditional Use Permit to expand an existing business, Dublin Theatre Company, to include a dance studio, and 2) a Conditional Use Permit/Site Development Review to construct an outdoor storage area to the rear of the business (Attachment 1). Dublin Theatre Company is located at 6620 Dublin Blvd and currently provides acting, singing, dance, and technical theatre courses and performances for children, teenagers and adults within a 2,560 square foot tenant space located at the Dublin Station shopping center. The proposed dance studio, Aspire!, would be located at 6614 Dublin Blvd and would provide dance classes and a rehearsal space for children, teenagers, and adults within a 1,075 square foot tenant space. COPIES TO: ITEM NO. ~. 2 Dublin Theatre Company is also proposing the construction of an outdoor storage area to the rear of their existing tenant space at 6620 Dublin Blvd. The proposed outdoor storage area would be approximately 673 square feet and would be adjacent to Dublin Court. The purpose for the outdoor storage area is to store items related to theatrical performances such as stage props. BACKGROUND: On October 28, 1998, the Zoning Administrator approved a Conditional Use Permit (PA 98-054) to allow the establishment of Dublin Theatre Company, an Indoor Recreational Facility, within the C-2, General Commercial Zoning District, located at 6620 Dublin Blvd. On March 23, 1999, the Planning Commission approved a new Conditional Use Permit (PA 98-072) to extend Dublin Theatre Company's hours of operation; increase their number of classes; and, increase the number of allowable seats in the main studio. The Zoning Administrator is usually the decision maker on use permit applications for Indoor Recreational Facilities however, the proposed amendment to the hours and scale of operation at Dublin Theatre Company warranted Planning Commission review. ANALYSIS: Conditional Use Permit The purpose of a Conditional Use Permit is to determine whether a proposed use is appropriate for a site and if conditions of approval are required. Issues that are commonly addressed include, access to the site, land use compatibility, and site design. All Conditional Use Permit findings must be made before a Conditional Use Permit may be granted. Dublin Theatre Company is requesting to amend their existing Conditional Use Permit, PA 98-072, approved by the Planning Commission, to expand their business to include a dance studio and to construct an outdoor storage area. According to the Dublin Zoning Ordinance, the process for amending a Conditional Use Permit shall be the same as the process for approving a Conditional Use Permit except that the decision-maker for such Conditional Use Permit shall be the same decision-maker that ultimately approved the Conditional Use Permit. A dance studio is classified as an Indoor Recreational Facility which 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. Indoor Recreational Facilities are permitted in the C-2, General Commercial Zoning District with the approval of a Conditional Use Permit. Outdoor storage is classified as an Equipment and Materials Storage Yard, which is defined as, a yard enclosed by a solid view-obscuring fence or wall and used for the storage of materials and equipment used for construction or other uses determined to be substantially similar by the Director of Community Development. An Equipment and Materials Storage Yard is permitted in the C-2, General Commercial Zoning District with the approval of Conditional Use Permit. 2 Site Development Review The purpose of Site Development Review is to, promote attractive site and structural development compatible with an individual site and surrounding properties; resolve project-related issues including location, architectural and landscape design; stabilize property values; and, promote the general welfare. All Site Development Review findings must be made before an application for Site Development Review may be approved. Dublin Theatre Company is requesting approval for the construction of an outdoor storage area to the rear of their existing business. According to the Dublin Zoning Ordinance, any modification to site layout or improvements, in the C-2, General Commercial Zoning District, including but not limited to, fencing, landscaping, and accessory structures, requires Site Development Review. The decision maker for Site Development Review shall be the Director of Community Development except when Site Development Review is required for a project that is also subject to a Conditional Use Permit. In such cases, it shall be approved, conditionally approved, or denied by the same decision maker or body for those actions. Description A. Dance Studio Dublin Theatre Company is located within a 2,560 square foot tenant space at 6620 Dublin Blvd. The Applicant is requesting to amend their existing Conditional Use Permit, PA 98-072, to include a dance studio. No other changes are proposed to the operation of Dublin Theatre Company and all Conditions of Approval for PA 98-072 will remain in effect (Attachment 4) The dance studio is proposed to be located within a 1,075 square foot tenant space at 6614 Dublin Blvd. An insurance office previously occupied this space. Minor alterations to the tenant space will be necessary in order to accommodate the dance studio and comply with all Building and Fire Code requirements. Dublin Theatre Company and the proposed dance studio, Aspire!, would be separated by an existing business, Sign Pro, located at 6616 Dublin Blvd. There will not be direct access between Dublin Theatre Company and the dance studio from the interior of the building. Access between the two tenant spaces would occur through the front entrances and rear exits. According to the written statement submitted by the Applicant (Attachment 5), the dance studio will hold dance classes and provide a rehearsal space for children, teenagers, and adults. The hours of operation would be Monday through Friday, 4:OOpm-10:00pm, and Saturday and Sunday, 10:00am-2:OOpm. There will be one employee and approximately 6-14 students in a class at any given time. B. Outdoor Storage The outdoor storage area is proposed behind the existing Dublin Theatre Company at 6620 Dublin Blvd. The storage area is approximately 673 square feet and would be screened from public view on all sides by a solid wood fence with decorative lattice on top. The Applicant proposes to install a two-foot landscaping strip between the fence and the public sidewalk for the planting of shrubs and vines. Existing irrigation would be utilized to maintain the new landscaping. The purpose for the outdoor storage area is to store items related to theatrical performances such as stage props. 3 According to the Landscaping and Fencing Regulations of the Dublin Zoning Ordinance, outdoor storage areas in commercial zoning districts, visible from the public right-of--way, must be screened from view with a minimum fence height of 10 feet. In keeping with the existing scale of the single- story building, the Applicant is proposing a shorter fence between 6 feet and 8 feet in height. During Staff's review of the proposed outdoor storage area, it was discovered that two public utility easements, SBC/Pacific Bell and Pacific Gas & Electric, exist in the location where the outdoor storage area would be located. According to the terms of the easements, no structure can be built within the area designated as an easement without obtaining permission from the easement holders. The Applicant secured permission, in writing, from both easement holders to construct an outdoor storage area within these easements. Compatibility With Adiacent Uses A. Dance Studio The proposed dance studio would operate the majority of its classes and rehearsals during non-peak retail/office hours (Monday-Friday, 4:OOpm-10:00pm, and Saturday-Sunday, 10:00am-2:OOpm), minimizing the potential for conflicts with other uses located within the Dublin Station shopping center. Dublin Station consists of a wide range of commercial uses including retail stores, a restaurant, a veterinary clinic, an optometrist and a church. To date, the City has not received any complaints by surrounding businesses regarding Dublin Theatre Company. B. Outdoor Storage The original Site Development Review approval for the Dublin Station shopping center required that landscaping and irrigation plans be submitted and approved by the Alameda County Planning Department. These plans included landscaping the rear of the commercial center with minimum 15-gallon trees to be planted consistently along Dublin Court. The approved landscaping design was intended to provide a buffer between the rear of the commercial building and the adjacent public right-of--way. Staff has concerns regarding approving an outdoor storage area adjacent to Dublin Court. The C-2, General Commercial Zoning District requires that all use types be conducted entirely within the building therefore, businesses are not allowed to store items outside the building without obtaining a Conditional Use Permit Currently, none of the tenants utilize the rear of the building, adjacent to Dublin Court, for outdoor storage and all tenants are required, under the City's Property Maintenance Ordinance, to maintain this area free of litter, junk, and debris. Staff has concerns about modifying the original intent of the approval, which was to create a landscape buffer between the rear of the Dublin Station shopping center and Dublin Court. Traffic and Circulation A. Dance Studio Dublin Station is an existing multi-tenant retail/office complex located off of Dublin Blvd, near the intersection of Dublin Blvd and Dougherty Road. Dougherty Road provides direct access to the I- 580 freeway. Access to the site is from two separate driveways; the primary entrance is off of Dublin Blvd and a second driveway is located to the rear of the building off of Dublin Court. 4 The Public Works Department has determined that the proposed dance studio would not generate additional vehicular trips to local roadways. Therefore, no mitigation for traffic impacts is necessary. It is Staff s opinion that the existing on-site traffic circulation pattern at Dublin Station is adequate and would be able to accommodate a dance studio. B. Outdoor Storage The proposed outdoor storage area would not have any impacts on traffic or circulation. Noise/Nuisances A. Dance Studio Staff has concerns regarding the proposed dance studio and potential noise including, amplified music, singing, dancing or other noise nuisances that may impact adjacent businesses. In the attached draft resolution, conditions of approval have been included to address noise by prohibiting loud speakers and/or amplified music to project, or be placed, outside the building. In addition, the Applicant will be responsible for controlling all on-site activities, including limiting interior and exterior noise, and maintaining the premises in a litter free condition. The Applicant is proposing to soundproof the tenant space through acoustical engineering of the interior walls to further reduce potential noise impacts on adjacent businesses. B. Outdoor Storage Staff has concerns regarding the proposed outdoor storage area and the visual impacts it would create along Dublin Court. Dublin Court experiences a fair amount of vehicular and pedestrian activity related to the Dublin Station shopping center, two Dublin Toyota auto dealerships and Office Depot. The outdoor storage enclosure would visually impact the streetscape along Dublin Court and would not be consistent with the rest of the shopping center. Life Safety Issues A. Dance Studio Under the Uniform Building and Fire Codes, the maximum occupant load in the proposed dance studio based on square footage is, 38 persons in the classroom area and 6 persons in the waiting room. The applicant will be required to post maximum occupancy signs in the classroom and waiting room areas. B. Outdoor Storage Staff has concerns regarding the outdoor storage area enclosure and the impacts on safety and security. The Landscaping and Fencing Requirements of the Dublin Zoning Ordinance, as it relates to the screening of outdoor storage areas in commercial zoning districts, requires a minimum 10- foot solid fence to screen outdoor storage. Combined with the design and layout of the Dublin Station shopping center, in the rear, the following issues arise: 1. The proposed fencing creates a visual barrier to the rear entry doors of the building and creates hiding places for potential criminal activity. 2. The close proximity of the storage area to Dublin Court makes it more accessible and vulnerable to unwanted activity. 3. The proposed wood fencing material is easy to cut or break and deteriorates quicker than other materials such as wrought iron, concrete or cinderblock. 5 4. The existing tree behind 6620 Dublin Blvd may facilitate the scaling of the fence and trespass into the storage area. 5. The outdoor storage area is vulnerable to theft, vandalism and trespassing. Parkin A. Dance Studio The dance studio proposes to have one employee on-site during classes. The maximum number of classes offered at this facility is sixteen (16) per week, with a maximum enrollment of 224 students. Each class can accommodate between 6 and 14 students. Currently, there are 10 active classes with an average enrollment of 6 to 9 students per class. Under the Dublin Zoning Ordinance, a Conditional Use Permit determines the parking requirement for dance studios. The parking requirement for a comparable use, a martial arts studio, was used to determine how many parking spaces should be allocated for the dance studio. A martial arts studio requires 1 parking space for every 50 square feet of the use plus, 1 parking space for every 250 square feet of office space. Using this parking requirement, a total of 15 parking spaces would be required to adequately serve the dance studio. The Dublin Station shopping center currently has 133 parking spaces. A shared parking agreement with the adjacent America's Tire Company property adds 88 parking spaces for a total of 221 parking spaces. The number of parking spaces required for all tenants located at Dublin Station exceeds the existing 221 parking spaces by 28 spaces. When adding the 15 required parking spaces for the dance studio, the shopping center is under-parked by a total of 43 spaces. In order to satisfy all Conditional Use Permit findings for the proposed dance studio, it must be determined that adequate parking exists on-site. The Off-Street Parking and Loading Regulations of the Dublin Zoning Ordinance allows the Zoning Administrator to grant a reduction in the off- street parking requirements for shared parking between two or more adjacent use types, provided that a report prepared by a registered traffic engineer can satisfy the conditions listed in the Zoning Ordinance Section 8.76.050 F. A parking study was initiated by the City to determine if adequate parking exists on-site and whether a reduction in the off-street parking requirements could be justified. The parking study revealed that, during an average week, Monday through Friday, the demand for parking was 74 spaces with an average of 147 spaces available. On an average Saturday, the demand for parking was 62 spaces with an average of 159 spaces available (Attachment 6). It is the opinion of the City Traffic Engineer that, there is sufficient parking available within the Dublin Station shopping center to meet peak parking demands for all existing tenants, including the proposed dance studio (Attachment 7). The Zoning Administrator would like to defer to the Planning Commission the decision-making authority on whether to grant a reduction in the off-street parking requirements for the Dublin Station shopping center because the Planning Commission is the decision maker for the Conditional Use Permit request. Based on the City Traffic Engineer's report, the Zoning Administrator recommends that the Planning Commission grant a reduction in off-street parking by 120 parking spaces for the Dublin Station shopping center. This number reflects the amount of parking that the shopping center would be under-parked by (43 parking spaces) plus half of the 6 average available parking spaces according to the parking study, rounded to the nearest whole (153/2=76.5). If a reduction in off-street parking by 120 parking spaces were granted, the off-street parking requirement would be reduced to 144 parking spaces (264-120=144). The Dublin Station shopping center, with 221 parking spaces total, would have a surplus of 77 parking spaces (221-144=77). B. Outdoor Storage The proposed outdoor storage area requires 1 parking space for every 300 square feet of enclosed area. The proposed outdoor storage area is 673 square feet and would require that an additional 2 parking spaces be provided. If the Planning Commission were to grant a reduction in off-street parking for the proposed dance studio, adequate parking would exist on-site for the additional two parking spaces required for the proposed outdoor storage area. Required Findings A. Dance Studio According to Dublin Zoning Ordinance Section 8.100.060, all Conditional Use Permit findings must be made in order to approve a Conditional Use Permit request. These findings ensure that the proposed use, a dance studio, is compatible with surrounding uses and will not have an adverse affect on people or the environment. Conditions of approval have been applied to the project to ensure that the dance studio remains compatible with surrounding businesses and will not adversely affect the environment. Therefore, Staff recommends approval of the request for a conditional use permit to allow the expansion of Dublin Theatre Company to include a dance studio. B. Outdoor Storage According to Dublin Zoning Ordinance Section 8.100.060 and 8.104.070, all Conditional Use Permit and Site Development Review findings must be made in order to approve a Conditional Use Permit/Site Development Review request. These findings ensure that the proposed use and related structure, an outdoor storage area and enclosure, is compatible with surrounding uses, will not have an adverse affect on people or the environment, and is compatible with the design concept and character of the property. Staff recommends denial of the request for a conditional use permit/site development review to construct an outdoor storage area with an enclosure at Dublin Theatre Company because the findings for the project cannot be made and the project cannot be made acceptable through conditions of approval as discussed in this Staff Report and the attached Resolution denying the request for Conditional Use Permit/Site Development Review (Attachment 3). 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 there are no foreseeable traffic impacts. 7 CONCLUSION: Staff recommends that the Planning Commission adopt the attached resolution approving a Conditional Use Permit for an Indoor Recreational Facility (dance studio) in an existing retail/office building at 6614 Dublin Blvd, with the attached Conditions of Approval. Staff recommends that the Planning Commission adopt the attached resolution denying a Conditional Use Permit/Site Development Review for an Equipment and Materials Storage Yard behind the existing retail/office building at 6620 Dublin Blvd. 8 GENERAL INFORMATION: APPLICANT: Rick Robinson, Jr. Producing Artistic Director Dublin Theatre Company 6620 Dublin Blvd Dublin, CA 94568 PROPERTY OWNER: Larry Plisskin Deer Ridge Management 275 Rose Avenue, #21b Pleasanton, CA 94566 LOCATION: 6620 & 6614 Dublin Blvd, Dublin Station ASSESSORS PARCEL NUMBER: 941-0205-036-00 EXISTING ZONING: C-2 General Commercial Zoning District GENERAL PLAN DESIGNATION: Retail/Office and Automotive 9 I II ~ O m ~1p~ ~ > w Ci mo ~ ~ o w z ~ a ozw o ~ Z ~j ~ ~ J~ ~ z w ~m5 a~°a ~ ~ N ~ Z Z II o LL ~ ~ ~ w g a v w Q z ~ p w ~ c II r~ ~ 7 ~ ~ d ~ = V = Y L~ Y W W ~ ~ I U U I ~ ~ U U 17 N N 0 0 0 ~ n m N N ~ 0 0 N ~ O ~. ~ O D : : ~p ~ ~ T _ II J .~ zs~~~o = ~ y T ~ o O <o _ ~ ~' ~ Qa =s ~ G ~ ~ ~ w F w m w d \///~~~'`J ~ V ~~ z Q ~ = Y ~ F- ~ 7 z a ~ z ~ ` ~ 5 0 ~ v _` i d ~ ~ ~i W o, ~ ~ W >> > ~ J~Z ~ ~~ ~ OC ~ t~ ~ a v zm~a a. 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N^O C7 ° Z J Z Xl1 W N O Ull W Z ~ Fa~¢ r- ~r-O mazes X 7 W W ' ~,.I=V' a }} Z J F xVw W J 0 ' W {/~ ~ d . ,£-,£9 Z . 0a m~ w ~~ c~ o Z ZO d'~ r Z Vl J ~ W ~ O W U ~ N O I ~ U n ~/] -w 0 . ~- z0 c~ m z za ~~7~ 9 U ~ W i C /~ Z_ J J W ~~ C7 ~ Z ~~ W J ° ~ m Q X00 w ~Wd' ry ~ ~ Z ~` j ~=0 f XC7 W W J ~ Z ,~ v Z J_ W U L_. L ~_ LL.I 7 ~ t0 ~ w ~ m~~ \ ~ w Z°'o o Z moo a N C~ a ~ ozw a ~ Z_ ~ w ~mg ~ N Z ~ z d boa ~ ~ o Z ~ z w g w ~ Q w ~ ~ ~ ~ ~ ~ ~ ~ a ~ ~~ Y U Y l i Z Z W W ~ ~ I O O I ~ I U U ~ ~ m N N a 01 o w ~ o ~ ~ a I I. ¢ W V S Q ~~ ~ :: ~ ~ ~ 8 ~ ~ X _ ~ c°c II ~ •U ~ = °~ _P~ :o g~ o a ~4~ ° g W a ~ w~ ~ = w B= m ~ ~ - a Q = } Qj Y ~ H ~ 7 ~ z u i 3 z Ci Ci x 5 4 0 ~ ~ ° ~ ~ x Yt n J RESOLUTION NO.03- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 02-007 DUBLIN THEATRE COMPANY CONDITIONAL USE PERMIT REQUEST TO EXPAND AN EXISTING BUSINESS BY ADDING A NEW DANCE STUDIO, ASPIRE! AT 6614 DUBLIN BLVD WHEREAS, on October 28, 1998, the Zoning Administrator approved a Conditional Use Permit (PA 98-054) to allow the establishment of Dublin Theatre Company, an Indoor Recreational Facility, within a C-2 General Commercial Zoning District, located at 6620 Dublin Boulevard; and WHEREAS, on March 23, 1999, the Planning Commission approved a Conditional Use Permit (PA 98-072) to amend the hours and scale of operation of Dublin Theatre Company; and WHEREAS, the applicant, Rick Robinson, Jr. of Dublin Theatre Company has requested approval of a new Conditional Use Permit to expand their existing operations to include a dance studio, Aspire!, located at 6614 Dublin Boulevard; and WHEREAS, Dublin Theatre Company currently provides acting, singing, dance, and technical theatre courses and performances for children, teenagers and adults; and WHEREAS, Dublin Theatre Company proposes to expand its current offerings with the addition of a new dance studio, Aspire!; and WHEREAS, Aspire! would provide dance classes and a rehearsal space 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 there are no foreseeable traffic impacts; and WHEREAS the Planning Commission held a properly noticed public hearing on said application on March 11, 2003; and WHEREAS, the Staff Report was submitted recommending approval of a Conditional Use Permit for a dance studio at 6614 Dublin Blvd; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony hereinabove set forth and used their independent judgment to make a decision; and ATTACHMENT oZ 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: A. The proposed use is compatible with other land uses, transportation and service facilities in the vicinity because the proposed use will be located within an existing multi-tenant retaiUoffice complex adjacent to Dublin Boulevard near the intersection of Dougherty Road. B. 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. C. The use will not be injurious to property or improvements in the neighborhood and conditions of approval will ensure ongoing compatibility with adjacent commercial uses. 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. E. '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 as a mixed-use complex and the existing on-site traffic circulation pattern at Dublin Station is adequate to accommodate a dance studio. F. The use is not contrary to the specific intent clauses, development regulations, or 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 conditions of approval are required to ensure that the expanded operations of Dublin Theatre Company to include a dance studio will be compatible with adjacent uses. G. The granting of a reduction in the off-street parking requirements for shared parking at the Dublin Station shopping center, by 120 required parking spaces, more appropriately meets the current parking demands for businesses located within the center. H. The proposed conditional use permit is consistent with the Dublin General Plan. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve PA 02-007 Dublin Theatre Company Conditional Use Permit request to expand their existing operations to include a dance studio, Aspire!, at 6614 Dublin Boulevard, as generally depicted by the attached plans, labeled Exhibit 1, dated received on February 24, 2003, 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 subject to Planning Department review and approval. The following codes represent those departments/agencies responsible for monitoring 2 compliance of the conditions of approval [PL] Planning_[Bl Building_[POl Police 1PW] Public Works [ADM] Administration/City Attorne~[FIN] Finance, [F] Alameda County Fire Department, LDSR] Dublin San Ramon Services District [COl Alameda Count~epartment of Environmental Health. GENERAL PROVISIONS Approval. PA 02-007 Dublin Theatre Company Conditional Use Permit request is approved to expand its existing operations to add a dance studio, Aspire! at 6614 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 seven (7) sheets, prepared by Velocitel Architecture and Engineering, dated received by the Planning Department on February 24, 2003. [PL] 2. 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 Dublin Theatre Company's, Aspire! dance studio shall be as follows: Classes/Rehearsals: Monday to Friday: Saturday & Sunday: 4:00 p.m. - 10:00 p.m. 10:00 a.m. - 2:00 p.m. No. of Classes: No. of Students: 16 per week 14 per class 4. Dance Studio. The Dance Studio classroom area shall have a maximum occupancy of thirty- eight (38) persons and the waiting area shall have a maximum occupancy of six (6) persons. [PL, F, B] 5. Noise/Nuisances. The Applicant shall limit interior and exterior noise so as not to create a nuisance to existing and/or surrounding businesses. If a noise issue occurs, the Applicant shall further 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] 7. Activities. All activities associated with the use shall be conducted entirely within the enclosed building. [PL] 8. Maintenance. The Applicant shall be responsible for maintaining the premises in safe, clean and litter-free condition at all times. The Applicant shall be responsible for cleaning up and disposing of Dublin Theatre Company and Aspire! generated trash and litter on-site and off-site within the neighborhood. [PL] POLICE SECURITY 9. City of Dublin Non-Residential Security Requirements. The Applicant shall comply with all applicable City of Dublin Non-Residential Security Ordinance Requirements. Existing security hardware shall be upgraded to new standards. This shall include a peephole on the rear doors and address numbers. [PO, B, F] 3 10. Graffiti. The Applicant/Property Owner shall keep the exterior of the building free of graffiti vandalism on a regular and continuous basis at all times. [PO, PL] 11. Business Site Emergency Response Card. The Applicant shall complete a Business Site Emergency Response Card and deliver it to the police prior to occupancy. [PO] FIRE PROTECTION 12. Regulations and requirements. The Applicant shall comply with all Alameda County Fire Department regulations and requirements at all times. [CO, F] 14. Fire Extinguisher. The Applicant shall provide at least one 2A IOBC portable fire extinguisher for each 3000 square feet of floor area. Travel distance to an extinguisher shall not exceed 75 feet and shall not be between floors (CFC 2001, Section 1002.1) [F] 15. Exiting. The Applicant shall illuminate all exits and provide exit signs (CFC 2001, Section 1212.4 & 1212.2). Additional directional exit signs may be required to clearly indicate the direction of egress and shall be field verified (CFC 2001, Section 1212.2). [F] 16. Addressing. The Applicant shall place approved numbers or addresses on all existing buildings. The address shall be positioned as to be plainly visible and legible from the street or road fronting the property. Said numbers shall contrast with their background (CFC 2001, Section 901.4.4). [F] 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. Occupant Load. The Applicant shall submit a proposed occupant load, including calculations (CFC 2001, Section 1204.1). [F] 17. Signage. The Applicant shall post signage for the Fire Sprinkler Riser, Fire Alarm Room/Panel, Electric Room/Panel, Roof Access and any location that may require access during an emergency. [F] 18. Knox Key Lock. The Applicant is required to obtain a Knox key lock system from the Alameda County Fire Department. Applications are available at the Alameda County Fire Department, Fire Prevention Division, 100 Civic Plaza, Dublin, CA 94568 (CFC 2001, Section 902.4 as amended). [F] BUILDING 17. Regulations and requirements. The Applicant 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] PUBLIC WORKS 18. Signage. The Applicant shall upgrade the existing disabled-access parking stalls that directly serve their tenant spaces in accordance with the current California Building Code standards. Signs depicting the international symbol of accessibility must be installed on the brick wall of the building facade to properly identify the two existing disabled-access stalls along the row of 4 parking that fronts the building. 'These signs shall conform to the following standards: 1) each sign shall have a reflectorized surface depicting the international symbol of accessibility (white symbol and text with blue background; 2) the area of each sign shall not be smaller than 70 square inches; and, 3) each sign shall be wall mounted at the center of each stall at an elevation of 36 inches minimum above the adjacent walk surface. [PW] MISCELLANEOUS 18. Use Permits PA 98-054 & PA 98-072. The Dublin Theatre Company shall comply with all conditions of use permit PA 98-054 and PA 98-072, except those specifically amended in use permit PA 02-007. [PL] 19. Signs. Any signage installed or placed on-site shall be subject to the City's Sign Ordinance. [PL] 20. Annual review. On at least an annual basis, this Conditional Use Permit shall be subject to Zoning Investigator Review for 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 11`'' day of March, 2003. AYES: NOES: ABSENT: ATTEST: Community Development Director Planning Commission Chairperson 5 RESOLUTION NO.03- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN DENYING PA 02-007 DUBLIN THEATRE COMPANY CONDITIONAL USE PERMIT/SITE DEVELOPMENT REVIEW REQUEST TO CONSTRUCT AN OUTDOOR STORAGE AREA AT 6620 DUBLIN BLVD WHEREAS, on October 28, 1998, the Zoning Administrator approved a Conditional Use Permit (PA 98-054) to allow the establishment of Dublin Theatre Company, an Indoor Recreational Facility, within a C-2 General Commercial Zoning District, located at 6620 Dublin Boulevard; and WHEREAS, on March 23, 1999, the Planning Commission approved a Conditional Use Permit (PA 98-072) to amend the hours and scale of operation of Dublin Theatre Company; and WHEREAS, the applicant, Rick Robinson, Jr. of Dublin Theatre Company has requested approval of a Conditional Use Permit/Site Development Review to construct an outdoor storage area to the rear of the existing Dublin Theatre Company located at 6620 Dublin Boulevard; and WHEREAS, Dublin Theatre Company currently provides acting, singing, dance, and technical theatre courses and performances for children, teenagers and adults; and WHEREAS, the outdoor storage area would be used for the storage of materials associated with theatrical performances, such as stage props; 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, this project has been found to be Exempt from the California Environmental Quality Act (CEQA), according to Section 15270(a), which states that CEQA does not apply to projects which a public agency rejects or disapproves; and WHEREAS the Planning Commission held a properly noticed public hearing on said application on March 11, 2003; and WHEREAS, the Staff Report was submitted recommending denial of a Conditional Use Permit/Site Development Review for an outdoor storage area at 6620 Dublin Blvd; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony hereinabove set forth and used their independent judgment to make a decision. NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby make the following findings and determinations regarding said request for a Conditional Use Permit/Site Development Review to construct an outdoor storage area at 6620 Dublin Boulevard: ATTACHMENTS A. The use and related structure is not compatible with other land uses in the vicinity because outdoor storage is not customarily associated with C-2, General Commercial uses. the existing commercial center was not designed for outdoor storage or associated enclosures. B. The use could adversely affect the safety of persons working in the vicinity and may be detrimental to the public safety because the proposed outdoor storage enclosure would create visual barriers to surveillance of the rear exits of the building and would be accessible and vulnerable to unwanted activity. C. The use can not be made compatible with adjacent commercial uses through conditions of approval because of the requirement that outdoor storage areas must be screened from public view. D. The subject site is not physically suitable for an outdoor storage area or enclosure because the site was not developed to accommodate outdoor storage to the rear of the commercial building. E. The use is contrary to the specific intent clauses, development regulations, and performance standards established for the C-2 General Commercial Zoning District because the use is not being conducted entirely within the building and is not compatible with adjacent commercial uses. F. The use and related structure does not provide a desirable environment for the Dublin Station shopping center because of its close proximity to the public right of way along Dublin Court. G. The use and related structure is not compatible with the Dublin Station shopping center design concept because the center was not designed to accommodate outdoor storage or associated enclosures. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby deny PA 02-007 Dublin Theatre Company Conditional Use Permit/Site Development Review request to construct an outdoor storage area at 6620 Dublin Boulevard. PASSED, APPROVED AND ADOPTED this 11`h day of March, 2003. AYES: NOES: ABSENT: ATTEST: Community Development Director Planning Commission Chairperson 2 RESOLUTION NO. 99 -12 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING PA 98-072 DUBLIN THEATRE COMPANY CONDITIONAL USE PERMIT REQUEST TO AMEND THE HOURS AND SCALE OF OPERATION OF THE EXISTING FACILITY LOCATED AT b620 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 wi#h 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 retaiUoffice 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: A. The proposed use is compatible with other land uses, transportation and service facilities in the vicinity because the proposed use will be located within amulti-tenant retaiUoffice complex adjacent to Dublin Boulevard near the intersection of Dougherty Road. Adequate on-site parking and circulation is available. ATTACHMENT B. 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. C. 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. 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. E. 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 amixed-use complex and adequate on-site parking and circulation is available for the proposed use. F. 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/aeencies responsible for monitoring compliance of the conditions of approval fPL.I Planning fBl Building fP01 Police, fPWl Public Works fADMl Administration/City Attorney fFIN] Finance Ll Alameda County Fire Department, fDSRI Dublin San Ramon Services District LCOI Alameda County Department of Environmental Health, 2 .. GENERAL PROVISIONS 1. 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 on December 16, 1998. [PL] 2. 3 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] Operation. Operation of the Dublin Theatre Company shall be as follows: Classes: Monday to Friday: 8:00 a.m. - 10:00 p.m. Saturday: 8:00 a.m. - 6:00 p.m. Sunday: 1:00 p.m. - 8:00 p.m. Performances: Monday to Friday: 8:00 a.m. - 2:00 p.m. Friday, Saturday: 1 evening performance Sunday: 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 4. 5. 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] Practice Studio. The Practice Studio shall have a maximum occupancy of 55 persons. [F, B] 6. NoiselNuisances. The Applicant shall limit interior and exterior noise so as not to create a nuisance to the existing or surrounding businesses within the building. If a 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] 7. Activities. All activities associated with the use shall be conducted entirely within the enclosed building. [PL] 8. 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 hazdware 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, windows, roof, vents, and skylights and any other areas per Dublin Police Services recommendations and requirements. [PO, Bj 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 work 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. [F] 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. AYES: Cm. Jennings, Johnson, Hughes, Musser, and Oravetz NOES: ABSENT: r ATTEST: G~ / Community Development Director G:1pa980721reso Planning Commis~n Chairperso S DUBLIN THEATRE COMPANY 6620 DUBLIN BOULEVARD DUBLIN, CA 94568 WRITTEN STATEMENT DATED APRIL 5, 2002 FOR CITY OF DUBLIN PLANNING DEPARTMENT REQUEST FOR AMENDMENT QF CQNDITIONAL USE PERMIT AT 6620 (& 66'14) DUBLIN BOULEVARD, DUBLIN, CALIFORNIA 94568 A. WHAT Tl~'PE OF BUSINESS ACTIVITY OR USE ARE YOU PROPOSIh1G? DUBLIN THEATRE COMPANY WOULD LIKE TO EXPAND ITS EXISTING OFFERINGS WITH DANCE CLASSES FOR CHILDREIU, TEENAGERS, AND ADULTS. WE PROPOSE A STUDIO SP~4CE FOR CLASSES AND REHEARSALS AT 6694 DUBLIN BOULEVARD. THIS PROGRAM- VI/lLL BE CALLED ASPIRE! DANCE. ADDITIONALLY WE WOULD LIKE TO EXPAND DUR STORAGE SPACE BY ADDING A STORAGE YARD BEHIND OUR EXISTING PROPERTY AT 6620 DUBLIN BOULEVARD. B. HOW MANY EMPLOYEES WILL YOU HAVE OR PROPOSE 9 EMPLOYEE FOR ASPIRE! DANCE, 0 FOR STORAGE YARD C. WHAT ARE THE PROPOSED HOURS OF OPERATION? PROPOSED HOURS OF OPERATION ARE MONDAY THROUGH FRIDAY 4:OOPM-10:OOPM AND SATURDAY AND SUNDAY 10:OOAM-2:OOPM. WE ESTIMATE THAT APPROXIMATELY 6 STUDENTS WILL BE IN CLASS AT ANY GIVEN TIME WITH NO MORE THAN 94 STUDENTS AT A GIVEN TIME. STORAGE YARD WILL BE ACCESSED DURING THESE SAME HOURS OF OPERATION. D. WILL YOUR BUSINESS ACTIVITY OR USE TARGET ASPIRE! TARGETS CHILDRENS, TEENS, AND ADULTS FOR..:. CLASSES. AND PERFORMANCES. ANY COMMUNITY MEMBERS TRAVELING ON DUBLIN COURT WILL GAIN AESTHETIC BENEFIT FROM AN ENCLOSED STORAGE YARD. E. IN WHAT WAYS WILL YOUR. BUSINESS ACTIVITY, OR USE.BENEFIT THE COMMUNITY ASPIRE! WILL PROVIDE THE OPPORTUNITY FOR PHYSICAL, MENTAL AND SPIRITUAL ENRICHMENT AND EXPRESSION AS WELL AS CULTURAL GROWTH THROUGH DANCE CLASSES AND PERFORMANCES. THE STORAGE YARD W/LL PROVIDE AESTHETIC BENEFITS TO ANY COMMUNITY MEMBERS USJNG DUBLIN COURT. ATTACHMENT 5 F. ARE THERE ANY WAYS 1N WHICH YOUR BUSINESS ACTIVITY OR USE MAY DISRUPT THE PEACE OF THE SURROUND{NG RESIDENTS OR BUSINESSES? ND. ASPIRE! CLASSES ARE OFFERED IN A SELF CONTAINED ATMOSPHERE DURING OFF BUSINESS HOURS OF OTHER TENANTS IN DUBLIN STATION. THE STORAGE YARD WILL NOT DISRUPT THE PEACE OF SURROUNDING RESIDENTS OR BUSINESS. G. WILL YOUR BUSINESS ACTIVITY OR USE HAVE ANY NEGATIVE EFFECTS nni -ruc L!C/11 TL! na en:CGTV n~ a~npi F R~411~iNG OR WORKING IN THE VICINITY NONE. SEE ANSWER F. H. WILL YOUR BUSINESS ACTIVITY OR USE CREATE ANY NEGATIVE f11~IPACTS ON PROPEI~T'Y TRANSPORTATION SYSTEM OR EXISTING ii1IIPR(JVEI171ENTS IN THE- NEIGHBORHOOD? NO. 1/VE FORSEE PLENTY OF PARKING IN DUBLIN STATION AND SEE A POSITIVE ATTRIBUTE TO THE CITY OF DUBLIN. I. IS THE PROPOSED PROJECT LOCATED ON A HAZARDOUS WASTE AND SUBSTANCE S11TE'? NO. THE STORAGE YARD WILL ADD AESTHETIC BENEFTIS TO THE PROPERTY. OTHER ASPIRE! DANCE CLASS INFORMATION: MOST CHILDREN WHO ATTEND OUR CLASSES ARE ON A PICK UP, DROP OFF BASIS. .EXCEPT FOR ADULT CLASSES. PARENTS ARE RESPONSIBLE FOR MAKING SURE THAT THEIR CHILD GETS INTO THE DOOR OF THE BUILDING. _~ ,, RICK fZOB1 ~Olll, JR. PRODUCING DIRECTOR DUBLIN THEATRE COMPANY ~-- S D t DATE NO. OF STUDENTS PER YEAR ~~n'L°'~~ - -- Table of Advertised and Actual Class Statistics for Ll~ihlin ThRatrp C:mm~anv anc! asr~ire! Dance Advertised Actual Number of Classes per 32 21 week, DTC Number of One-Day 3 2 Workshops (3 Saturda s/ ear) Number of classes per 16 10 week, As ire! Dance Number of classes per 51 33 week, bath 154, 3 weeks out of year) i36, 3 weeks out of year) Number of students per 6-16 6-12 class, DTC Number of students per 6-14 6-9 class, As ire! Dance Total Students Enrolled, NIA Approx. 185 DTC Total Students Enrolled, 224 Approx. 50 As ire! Dance Total Students Enrolled, N/A Approx. 235 Both Annual Breakdown of DTC Performances and Events, Based on 2002 Calendar Year Number of Weekday N/A 13 Matinees Number of Weekends NIA 19 with Performances Lectures and Tributes N/A 4 (Weekends} ''Each weekend counted represents four performances: 7:30pm Friday and Saturday, and 2:0Opm Saturday and Sunday. Weekend performances include Aspire! Dance and DTC. - DTC Classes run for 32 weeks out of the year. Classes are quarterly and run for 8 weeks per quarter, beginning in January, April, June, and September. - Aspire! Dance classes are ongoing. - DTC is closed on the following days: New Years Day, Martin Luther King, Jr. Day, Presidents Day, Good Friday, Easter Sunday, the week after Easter, Memorial Day, Independence Day, Labor Day, Rosh Hashanah, Yom Kippur, Veterans Day, the week of the Thanksgiving holiday and the last two weeks of December. (39 days in all). Community Development Department Planning Division MEMORANDUM DATE: April 18, 2002 TO: Ray Kuzbari, Civil Engineer FROM: Mamie R. Waffle, Assistant Planner SUBJECT: Dublin Station Parking Study (PA 02-00'n According to the City of Dublin Zoning Ordinance, when shared off-street parking is proposed between two or more adjacent use types, the Zoning Administrator may grant a reduction in off-street parking requirements (from the sum of the parking required by each use type) in compliance with Chapter 8.100, Conditional Use Permit. Reductions for shared parking maybe granted if a report by a registered traffic engineer shows that requirements 1-4 below are met and if requirement 5 is met: 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. 5. Additional documents, covenants, deed restrictions, or other agreements as maybe 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. The Dublin Station commercial shopping center has a total of 221 marked parking spaces according to the attached site plan. Handicap stalls are not reflected on the site plan and therefore are counted as part of the total number of parking stalls. A shared parking agreement has been established between the property owner of America's Tire Company and the property owner of the remainder of the center and is attached for your reference. A parking study was conducted in February and the following parking counts were obtained by counting the number of parked vehicles in the shopping center on the following dates and times (the percentages reflect the degree to which the parking lot was full): Week One Tuesday Wednesday Thursday Friday Saturday 02/05/02 02/06/02 02/07/02 02/08/02 02/09/02 4pm 95 (43%) 85 (38%) 87 (39%} - loam - Spm 103 (47%) 72 (33%) 65 (29%) - 12pm - 6pm 63 (29%) 58 (26%) 59 (27%) - 2pm - Week Two Tuesday Wednesday Thursday Friday Saturday 02/12/02 02/13/02 02/14/02 02/15/02 02/16/02 4pm 99 (45%) 88 (40%) - 72 (33%) loam 35 (16%) Spm 88 (40%) 74 (33%) - 64 (29%) 12pm 60 (27%) 6pm 80 (36%) 66 (30%) - 44 (20%) 2pm 69 (31%) Week Three Tuesday Wednesday Thursday Friday Saturday 02/19/02 02/20/02 02/21/02 02/22/02 02/23/02 4pm - - 81 (37%) 97 (44%) loam 38 (17%) Spm - - 71 (32%) 62 (28%) 12pm 107 (48%) 6pm - - 62 (28%) 49 (22%) 2pm 61 (28%) Aspire Dance Studio, a subsidiary of Dublin Theatre Company, proposes to offer dance classes Monday thru Friday from 4pm-lOpm and Saturday and Sunday from loam-2pm. Attached is a list of the surrounding businesses within Dublin Station, their current hours of operation, and the number of parking spaces that they are required to have per Section 8.76 of the Dublin Zoning Ordinance. Also attached is a sketched graph of the overlap between Aspire's hours of operation and those of the surrounding businesses. Please let me know if you need additional information or clarification on any of the documents enclosed. Public Works Department MEMORANDUM DATE: May 3, 2002 TO: Marnie R. Waffle,. Assistant Planner ~~ FROM: Ray Kuzbari, Traffic Engineer (TR 1633) ~~~/,\- SUBJECT: On-Site Parking Review for the. Proposed Aspire Dance. Studio I have reviewed the findings of your parking survey at the Dublin Station shopping center as described in your memorandum, dated April 18, 2002, concerning the proposed Aspire Dance Studio at 6614 Dublin Boulevard. I have also. reviewed the written statement from Dublin Theater Company, dated April 5, 2002, which described the hours of operation for the. proposed studio, the anticipated number of students at any given time, and the young average age of students requiring minimal on-site parking by attending classes on a drop off/pick up basis. Based on this review, I have made the following determinations: 1. The existing on-site parking supply within the Dublin Station shopping center should provide a sufficient number of parking spaces to accommodate periods of peak parking demand on a shared-use basis with or without the proposed Aspire Dance. Studio project. Hence, the proposed project is not expected to create a parking deficiency within this shopping center. 2. Due to the staggered times of operation and the different types of uses by current businesses, the proposed project is not expected to create parking conflicts. with other uses within the shopping center. Moreover, parking overflow conditions from a particular use at certain times should not have an adverse effect on adjacent uses given the sufficient number of parking spaces currently available on a shared-use basis.. 3. A shared parking agreement is currently in effect between the property owner of America's Tire Company and the property owner of the remainder of the shopping center. The staggered times of operation for the proposed project relative to other uses within the shopping center is consistent with the shared parking requirements under this agreement. Therefore, based on the above determinations, the Zoning Administrator may consider granting a reduction in off-street parking requirements for the proposed Aspire Dance Studio at 6614 Dublin Boulevard. G: YTRAFFICtaspire parking review.ioc ~°~ ANT '7