HomeMy WebLinkAbout02-007 DubTheatreCo 04-22-2003AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: Apri122, 2003
SUBJECT: PUBLIC HEARING: PA 02-007 Dublin Theatre Company, Conditional
Use Permit/Site Development Review
Report Prepared by: Marnie R. Waffle, Assistant Planner
ATTACHMENTS: 1. Project Plans (Site Plan, Rear Yard Storage Area Plan, Elevations,
Floor Plan)
2. Planning Commission Resolution 03-08, dated March 11, 2003
3. Planning Commission Agenda Statement, March 11, 2003 (w/out
attachments)
4. Resolution Denying PA 02-007 Conditional Use Permit/Site
Development Review to construct an outdoor storage area at 6620
Dublin Boulevard.
5. Resolution Approving PA 02-007 Conditional Use Permit/Site
Development Review to construct an outdoor storage area at 6620
Dublin Boulevard.
6. Applicant's Written Statement (pertaining to outdoor storage)
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 resolution denying PA 02-007 Conditional Use Permit/Site
Development Review to construct an outdoor storage area at 6620
Dublin Boulevard; OR
6. Adopt resolution approving PA 02-007 Conditional Use Permit/Site
Development Review to construct an outdoor storage area at 6620
Dublin Boulevard.
PROJECT DESCRIPTION:
The Applicant, Rick Robinson Jr. of Dublin Theatre Company, is requesting approval of a Conditional
Use Permit/Site Development Review to establish an outdoor storage area and construct an outdoor
storage area enclosure within a C-2, General Commercial Zoning District (Attachment 1).
Dublin Theatre Company is located at 6620 Dublin Boulevard 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. Dublin Theatre Company is
proposing to establish an outdoor storage area to the rear of their existing tenant space. The proposed
outdoor storage area would be approximately 673 square feet and would be adjacent to Dublin Court. The
storage area would be screened from public view on all four sides by a solid, view-obscuring enclosure
COPIES TO:
ITEM NO.
with a decorative treatment on top. The enclosure would be painted to match the existing building. The
Applicant proposes to install a minimum 2-foot landscaping strip between the enclosure and the public
sidewalk for the planting of landscaping. 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.
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. The Applicant is requesting that the height of the enclosure be 8-
feet of solid, view obscuring fencing with an additional 2-foot decorative treatment on top for an overall
height of 10-feet.
During Staffs 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 an 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.
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 Boulevard. On March 23, 1999, Dublin Theatre
Company requested, and was granted, a new Conditional Use Permit (PA 98-072), by the Planning
Commission, to extend their 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.
At the March 11, 2003 Planning Commission meeting, the Planning Commission approved a new
Conditional Use Permit (PA 02-007) to expand the existing Dublin Theatre Company operations to
include a dance studio, Aspire! at 6614 Dublin Boulevard. The Applicant also requested at the March l lcn
meeting, approval of a Conditional Use Permit/Site Development Review to construct an outdoor storage
area and associated enclosure to the rear of their existing business at 6620 Dublin Boulevard. Plarming
Staff recommended denial of this request because the required findings could not be made for a
Conditional Use Permit or Site Development Review based on issues regarding, design, aesthetics, and
life safety. The Planning Commission directed Staff to continue working with the Applicant to address
these issues through conditions of approval.
ANALYSIS:
Conditional Use Permit
Dublin Theatre Company is requesting to establish an outdoor storage area to store items related to
theatrical performances such as, stage props. Outdoor storage is classified in the Dublin Zoning
Ordinance 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
2
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.
The purpose of a Conditional Use Permit is to conditionally approve or deny land uses, including related
structures that are not clearly permitted or prohibited because of their unique nature. Such uses and
structures can be approved only if their effect on the surrounding environment can be made acceptable
through the application of conditions of approval. Land Uses that require a Conditional Use Permit are
outlined in the Dublin Zoning Ordinance (Chapter 8.12, Zoning Districts and Permitted Uses of Land). In
order to approve a Conditional use Permit, all of the following findings must be made:
A. The proposed use and related structures is compatible with other land uses, transportation
and service facilities in the vicinity.
B. It 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.
C. It will not be injurious to property or improvements in the neighborhood.
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.
F. It will not be contrary to the specific intent clauses, development regulations, or
performance standards established for the zoning district in which it is located.
G. It is consistent with the Dublin General Plan and with any applicable Specific Plans.
Site Development Review
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. Dublin Theatre Company's request to construct an outdoor
storage area enclosure is subject to Site Development Review because it is located in the C-2 zoning
district and is a modification to the site layout.
The decision maker for Site Development Review applications is typically 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.
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.
In order to approve a Site Development Review application all of the following findings must be made:
A. Approval of this application is consistent with the purpose and intent of this Chapter.
B. Any approval complies with the policies of the General Plan, with any applicable Specific
Plans, with the development regulations or performance standards established for the
zoning district in which it is located, and with all other requirements of the Zoning
Ordinance.
3
C. The approval 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 general welfare.
D. The approved site development, including site layout, structures, vehicular access,
circulation and parking, setbacks, height, walls, public safety and similar elements, has
been designed to provide a desirable environment for the development.
E. The subject site is physically suitable for the type and intensity of the approved
development.
F. Impacts to views are addressed.
G. Impacts to existing slopes and topographic features are addressed.
H. Architectural considerations, including the character, scale and quality of the design, the
architectural relationship with the site and other buildings, building materials and colors,
screening of exterior appurtenances, exterior lighting, and similar elements have been
incorporated into the project and as conditions of approval in order to insure compatibility
of this development with the development's design concept or theme and the character of
adjacent buildings, neighborhoods, and uses.
I. Landscape considerations, including the location, type, size, color, texture and coverage of
plant materials, provisions and similar elements have been considered to ensure visual
relief and an attractive environment for the public.
J. The approval of the Site Development Review is consistent with the Dublin General Plan
and with any applicable Specific Plans.
Design and Aesthetics
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, where the outdoor storage area and
associated enclosure are being proposed, with minimum 15-gallon trees to be planted consistently along
Dublin Court. The approved landscaping design was intended to provide a visual buffer between the rear
of the commercial building and the adjacent public right-of--way. The proposed outdoor storage area and
associated enclosure removes that visual buffer and impacts the aesthetics and consistency of landscaping
along Dublin Court.
Staff met with the Applicant to discuss the design of the proposed outdoor storage area and associated
enclosure. The Applicant agreed to incorporate a decorative treatment on top of the enclosure to provide
an attractive design element to the structure. This alteration to the design of the enclosure reduces the
height of the solid, view obscuring portion of the enclosure from 10-feet to 8-feet, but keeps the overall
height of the enclosure at 10-feet. While this meets the standards outlined in the Zoning Ordinance, Staff
feels that a 10-foot enclosure is out of scale with the existing building and creates an aesthetically
unpleasing environment along Dublin Court.
Staff is also concerned about the visual impacts the proposed outdoor storage area and associated
enclosure 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 proposed outdoor storage area would be located directly adjacent to the public
sidewalk and on-street parking, which is utilized daily for customer and employee parking associated with
Dublin Toyota. The outdoor storage area and associated enclosure would impact the streetscape along
Dublin Court and would not be consistent with the rest of the shopping center.
4
In order to reduce the visual impacts of the enclosure along Dublin Court, the Applicant agreed to provide
a 2-foot landscaped setback between the back of sidewalk and the enclosure. Staff consulted with the
City's Landscape Architect on the types of plant material that could achieve the effect proposed in the
application (Attachment 1, Sheet A3). According to the Landscape Architect, a 2-foot landscape strip is
not adequate for low shrubs. A minimum 5-foot setback for landscaping would be necessary for the type
of landscaping proposed. Rather than reduce the square footage of the enclosure by accommodating a 5-
foot landscaped setback, the Applicant agreed to plant a ground cover in place of the shrubs. Vines are
proposed to partially cover the exterior of the enclosure for visual relief and to prevent graffiti and
vandalism of the structure. While the Applicant has gone to great lengths to make the outdoor storage
area and associated enclosure acceptable visually, it is Staffs opinion that these measures would not
adequately address the impacts to aesthetics along Dublin Court.
During discussions between Staff and the Applicant, the Applicant indicated a need to remove an existing
Pear tree in order to accommodate the outdoor storage area enclosure and has agreed to replace that tree as
well as provide two additional Pear trees. All trees would be planted inside of the enclosure in order to
maintain the requested square footage (673 square feet) for storage. Staff feels that the planting of the two
additional Pear trees is an added benefit however, the proposal to locate them inside of the enclosure does
not provide aesthetic enhancement along Dublin Court because the enclosure would be more prominent
than the trees. Should the Planning Commission decided to approve the outdoor storage area, Staff
recommends that the Planning Commission require the trees be planted outside of the enclosure to provide
additional screening and a more attractive environment along Dublin Court.
Compatibility With Adjacent Uses
The Dublin Station shopping center is located within the C-2, General Commercial Zoning District. The
standards set forth in the Zoning Ordinance for the C-2 zoning district requires that all use types be
conducted entirely within the building. Outdoor storage is permitted only through application for a
Conditional Use Permit because it is a use type that is unique in nature and not customarily associated
with C-2 land uses. Currently, none of the tenants within the Dublin Station shopping center have
approvals for outdoor storage. Additionally, all tenants are required, under the City's Property
Maintenance Ordinance, to maintain this area free of litter, junk, and debris. Staff feels that the proposed
outdoor storage area is not compatible with the design of the shopping center and is concerned that
approval of this project may set a precedent for future requests, by tenants of the Dublin Station shopping
center, for outdoor storage areas.
Life Safety Issues
Staff has concerns regarding the establishment of an outdoor storage area and an associated enclosure and
the impacts it would have on life safety and security. In the March 11, 2003 Agenda Statement, Staff
outlined these impacts to life safety and security (Attachment 3).
Following the Planning Commission Meeting of March 11, 2003, Staff, Police Services, and the
Applicant met to discuss whether life safety issues could be mitigated by modifying the design of the
proposed outdoor storage area or through application of conditions of approval. The Applicant agreed to
measures to reduce the impacts to life safety however, it is Staffs opinion that these measures do not
provide enough mitigation to make the project acceptable or to satisfy the findings required in order for
Staff to recommend approval of the project. Staffs life safety concerns and the proposed measures to
address those concerns are as follows:
5
Staff Concern #1: The construction of an outdoor storage area enclosure creates a visual barrier
to surveillance of the rear door entrances/exits to the building. It also creates an alleyway and a
hiding place for unwanted activity.
Proposed Measure: This life safety issue could not be mitigated.
Staff Concern #2: Allowing the construction of one outdoor storage area enclosure could result in
adjacent businesses proposing outdoor storage areas to the rear of their businesses. This would
amplify the problem of surveillance, creating an elongated alleyway and additional hiding places
for undesirable activity.
Proposed Measure: This life safety issue could not be mitigated. The Planning Commission, at
some time in the future, is likely to approve other outdoor storage requests based on equity issues.
Staff Concern #3: The storage area is in close proximity to the roadway (Dublin Court) making it
very accessible and vulnerable to unwanted activity.
Proposed Measure: Installation and maintenance of motion sensor lighting adjacent to the
proposed outdoor storage area location.
Staff Concern #9: There is nothing to prevent an individual from scaling the fence and entering
the storage area. The shorter the fence height, the easier it is to scale.
Proposed Measure: Increase the height of the proposed enclosure to the Zoning Ordinance
minimum requirement of 10 feet (previously the enclosure height was proposed at 8 feet). Install
wrought iron posts as the 2 foot decorative treatment on top of the enclosure making it more
difficult to scale. While this addresses the life safety issue, it also produces an enclosure that is
out of scale with the existing building and becomes a design and aesthetic issue.
Staff Concern #5: The area cannot be effectively protected. The design of the storage area and its
location make it vulnerable to thefts, vandalism and trespassing.
Proposed Measure: Motion sensor lighting combined with the installation of security hardware on
the gate of the enclosure.
Staff Concern #6: The proposed wood fencing material is easy to cut or break and deteriorates
quicker than other materials such as wrought iron, concrete or cinderblock.
Proposed Measure: Installation of a vinyl fencing enclosure rather than wood. Vinyl is sturdier,
more durable than wood, and is less costly than masonry.
Parking
At the March 11, 2003 Planning Commission meeting, the Planning Commission granted a reduction in
off-street parking for the Dublin Station shopping center by 120 parking spaces (Attachment 2). This
reduction enabled Dublin Theatre Company to expand its existing operations to include a dance studio,
6
Aspire!. As a result, the Dublin Station shopping center, which was under-parked by 28 spaces, now has
an excess of 77 parking spaces.
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. Due to the reduction in off-street parking that was granted by the Planning
Commission on March 11, 2003, adequate parking exists on-site to meet the parking requirements of an
outdoor storage area.
RECOMMENDATION
Staff recommends denial of the request for a conditional use permit/site development review to establish
an outdoor storage area and construct an outdoor storage enclosure because the findings for the project
cannot be made and the project cannot be made wholly 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 4).
Should the Planning Commission feel that the findings for the project can be made and that conditions of
approval can be applied to make the project acceptable, an alternative Resolution approving the request
for Conditional Use Permit/Site Development Review is attached (Attachment 5).
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.
CONCLUSION:
Staff recommends that the Planning Commission adopt Attachment 4 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. If the Planning Commission believes that the findings for a
Conditional Use Permit and the findings for Site Development Review can be made, a Resolution
approving the request for a Conditional Use Permit/Site Development Review has been included
(Attachment 5).
7
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, #216
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
8
=
~[ U
li =
Y
~
~ ~r .. ~
~
W !-
W F--
W IY ~
~
~ ~ ~ W o 0 o I ~ z ~ II r
~
~~
U1
~
~
U
U
I ~ _
•~' e~ ^~ .
Y ~
¢ ti
W
m
W ~o
Z ~ ~ ~
v ~ ~ ,a~~LL~
U ~
ffm~$
~
N
o
U ` ~ ~ ~ .
<
o z ~
a a N U ~ Z3~~~~ ~
Q Q ozw o ~ z r~ N n ~ •O ~~~ =~ 1"
° ~m~
~~~ ~
~ N
a
~ z
z ~
w ~
~ ~
~ ~
~
~ ~zo
~ ~$
Z
~i
Y
w F
_
~ ~ f- O ~ a o N o a < Q
J ~ F
r
w~ Q ~ j Q- 1~. ~ o ~ u G
1
o ~ N o g z
d 17 1~ ~~
r
7
f-
z
W
W
O
d
z
a
z
W
H
a,
__W z Q ~
OC ~ ~ ~
zm~a
Q
li. a~zW
oa-
J
W~~~
~~-~Q
a.~'oa
a
c°
Y
K
Za3
aww
`^
Zr-~ W
~3
Z
7
~ z u
o~
z Z
,-{{
zFB r~~//
LL.
F'-i°w~ Q
x~a
w~
~ ~
~ U
w ~
m ~
s z to
a ~ ~ Z
~ _ ~ W o ~m~~ U
~ ~ °
zo ~ °z rc ~
Gl 5 ga ~
W ~ N°o~ W
E v=i ~ ~ >
~ ~ ~
W ~ ~z[fo
~ Go=a
Z
o ~ z
~
i
~
o $ t
w = Z ~oa~1 W
i
v i
v w
( O ;
z `n
n
0 0o w
U V ~ m V
H H F- Q ~y
Q ~~yy
G .r~
W
d
gz g'$, ~~y7~ ~j O
~ 6
~ U
Kloi<
y~ $
~~~r ~$o~8~~s
~w~
Y
~~~m~s O a m00
~p
~~~3 ~~5~~'siii
8
~ zo ¢
° ~~~
~~t ~ cd~~~~~Y3~
oN~~ ~y~~~~c7
o
m ~ o
~a wrc
~~<
z
4
a
a~o~ .a~av-°~r'~
z_ W
U a
~ v 3
i i zo
3
o
~~3°
_
wo °
j
mW~ Z ~ ~ Z _ V i'1 W tail ZmwO
S Q
a
~oG ~
~~Ja[ z~" 9~ m
~{UVmU ~S ~~~
~ J
F
z
~
~
~ j o
cccw~~~
~ aw3o
Apo <m--
Z
~
Z ~""
Q
z$ G
~ 8 I I~U
YC
a~~n y' sw~~v3'~°
~ " ~ U' ~ '~ ~ b o o¢~~~ W
~~
~~° z~ ~~
33
pYpd~c~~ ~_~ Q
O o
`w o ~ ~ a
~ V
~ U
~ a Y¢
F
~ ~ ¢v_ie~m
tS
N U
~rt
az Q
3~ ~~~~~~~~~
~~~~coi~ .J n{ r¢i ~ ~ F z o o o
~
wiooZ
uairainlw-
~ 1 1
,,^,
,,.
_
W
<l R~~ ~ Z ~ I Q
~c0.
H`" O ''
H
O Q N O z
~J
O
~a
Z
N 0
~ ~
17
J 6 I
N o
p
W
C Nei
W
~O
O\ ~ ~
m
lOi1 ~F
~~ ~
/
LL
m ~ C t
~ JW
m
W
Q
c
G U
~~ ¢ ~
~ ~ ¢mm ~/
L1.
ma U ~rcm
z z
s
~m = .
~ ~am ~o a
U {~(J
{
F- <b0 U ~qC
Q ~m0 Vdl~ ~
\ n
Z
`W`n
v
W
~
d ~ V ~ w ~
o u ~ ~ ao ~ m ~ ~ ~ S ww u z
U Zzi ~ ~Wj
rc ¢ ~
~
CiV`~I
O
5 m o£ ~ ~ 30 ° °o d ~ o K "
v rte' C..' r/i ~ u vZ ~ Qs ~ o a ~ ~ o ~ rc ~~y o
~ ~ o Gl in °~ N
,~~'~ I I~ a O~~ x l
L~:.
~.
J
m Y lUi Y
II
~
rn ~~,
n ..
a ~
O W ~ w W ~ a N
~ d~
~ ~ z ~ ~ H
O
cn m~ O ~ ~ Q U I
i .~ ~~~ <~ Y ~ Z
rno ~ ~ ~ ~ ~as~,~a =
w Z ca ° ~ v .U a°~~~g ~
o z m~ ~ N ~ W ~ o~<~m~
¢ U&
Q d °Z~
~ ° ~ M N N ° ~~
•O WO
~_P W
~ amp LL1 N Z ~ o ° 0 ~ ~4
~ W
Z Q m°¢ ~
- ~ m
o Z w \ \ \ w ~ U 8 ~
z ~ Y W r
C ~
- D.. W Q r N ~ rn a ~ ?
W W l.J ~ ~ ~, Z y/ Z G w w
O
/~
W
c
O
J ~
4 O
if' r ~I ~ ~
" ~~- -- J~
N
W
m
f
z
S
1 L~
r
r
V
IA N
4
~n w w~ r
zoO~ '~ =
3 W
roUO N J
~ ~
J
oW
zQ ~ Z =
~jw ~Zw Z
~' ° 2
~ \°
w
!-d
gN i=tn
~~r ~ b
a4a~J ~ °[Nn00 ~
z
~F'~JZW°
a° OZQ ~
~~wo~ ~10W2
rc
u~~~v J
~'~
~ t'-O
~Z ~} Z
~ o°w
o O~ O
~~'wWZ O
Q O w
¢v~'i
°~
w0
= Z cnww
F-~O Z¢Z UIr/1
d
Oz C
C
tn¢ °~JQSz zd
° W ¢ O~p O cwia
X~ ~cwi~ wa'
m O
00N ~
Z
~ a z
i
a~zooxs
W CYr }
~ w
z l00
~Y W
Z ¢F
~
~ u
°~°~a
W w W ¢~ zc,aF3~
O ¢ ~
~ w
NwUz
a O
-
~UZ O
z
~ W°~ JJQ
Q
C~~Z°~
° Wei m~OEU' W
ZWp W(J r
GJWS l
Ud° fnUY
W
wW (~
W2 WO~~d36
Zm U J
~ > F_~U¢O
K°mF- O
~ mW2~~
CrZNO
Z UFZ°-~
N
' ~
J YSW
d'U W
O
¢
a
zx B
^ W
$d a
g
A
f ~~~~
~zz a
d' W x Z ~° ~~
Ca ~1'¢o¢O ~
~ 4i0 = ~ 1^ w
Cn zm
O w
r ~ C~
~mZd ~x~
O z
°
37 ~
LLZr¢
o_ o ~
VIO-vow
W WrJ Ht
Yr U O
w ~ w w w
d° go
V1J F-
v/
Z w
~~~ o
Ur
41 ln d
~
a~.wwwo
OU
~
oz~o>
zJ
~~
~Ow
~ 7
Ll
.~~pWp
OWJa W>~~° V1F ~O~ZJOU ?QJ cj
mWWO ¢aZ OU S
W_IU NUZ UU
~ l/J d
a O~U¢~
i-O ~ W
~ °O°
W
Z
~ U d
Z~j WUW
~ °
~ p
~.-O
\om
~ F
g m¢~ ~Ww~ ~i3 oa°
r~~nz ~--~~ 2
cam r o wZ
x- Z
~¢¢ l''o
~
~ In Paz
~
m dz ww¢
~
z ~w }~ _~
~
~z¢o Z°~ ?~oum.z Z
NZ ~~6YO~¢ ~ww 3~~ o~bL3 x~ ~<gzoo
o
z ~ b w7d"
? ~w ~zdo
z wz~~¢ ~ °o~
< N
~ ~
~1. ~
oZZ =w 3
~3~i
~ o~ z boa
° 3~ d
oWw
~
xo ~ 3 °¢~i~~ ~o ~¢,¢Z~d z~oaa ? oO
o
o
a
o w
2
o o
?WFgW oo
z
v Sw o
'~z a
41
z w
w2 x ~^rc °W oF
z
F- W~~w w a~bO- cal- ~~caca z
~ ~ o ~ Z
3~ow
ca
wUZ
Z z
~ oGw
U=K Ud>
vi}W O 4
w0 vl~m=~'E ~3
Nd 7OrZZO
Q
~ 41
od'
°Z
~ ~hwd' pW ZQ
m
Z O ~O~ ?O
OZ U Z3 a}z
Q~ Q¢{~-- m
2'-¢
Z ~ ~ In ~W~
3
WW xU7
w
~U ~Z°W ZZ
Q
O¢J3N €O w~2~
~ W°
f ° Jr- W
wz
QZ
(~
K W
O?lal ~ N¢
.,JJK
a6 6Z U
wn-Z~J
U (/~
d r
Ow
W °
W W~¢
~~ Z QW
~W ~_JJJ~ QJdO-w
°l/I
Ud ~m X00
~f-~ QW
3 O
r W
~ U ~
d
J ~
O
ZY J
a~ ~W ¢
°w l,]
°°W ~Z?~ wZ
Y
Z
Wm0°
r °
¢ 3 U
}O°d
F"JO >O 7
° ~
U~41 V~J
~^U ¢
za
~ ~
U H~Q ^W
`
om
~~~
~ ~~
~coi~ QS
~ZSr HBO
~~
~ ~
0 7 O
o~ U
w
~ZY NSYF-2
°
w~
W ~ F-
^
0 OJO
^3~oU Od'
N W~dalim
~
a
o 0
O p U
zQ
=
=
~ ~Ow
r
Z
Um
o
Z ~ c~i~° ~
w
O Z
Q
~
K w
~
d'W m
In caw
~
~
?
Z ~
ooW
Z ~
3
3
O
wOw¢O~
lr
Z 2
?
H ~ ¢a
Z7~ ~ ~
~ ~z
~
a
~W 0° ~
w
2<
o
~z
N =
U ~
i
ao
.1 o
i
¢
~~ W/y~
w ~CJZ
~
~ z
°¢ °} D~
Z
a~
°
m I
4
r ~
IUZ ¢
4
~
~ 7 r
W
V<<
~Z O 3 Z
~Q~a~ ~W
0 Q
U
z~a F-t/i
W
oU
m
~ F
7W
° ~
~
Q
oop
W
~r ~~
7
Ja a
~o°
x w°
o
¢-
w2
~
3
O
U-
~n°xw vl
wa In
¢'m b~U Z
~i
d
¢ a
~
~
?
w ~ 1=w~
=
m
~
z
¢ o ~O
d
~~ ~
o
O ~ UaZ
~o k'm Fc=i~rrc3z~Q j w^~U Q~~r
° mow= U
Z°W
m°
w
O a Q
~
~
° za c
i
a~o~
1- ?B~Epo a NO
OOa d.
oz w OJZ
^- Wl
Z-i°Ja
J°
r V]O ~S>~NZ WC.S
z 3 o
m ~~jZ
waw mZaad
. OW jW
cn wd w0 ~~~
Z
° ~W Z
Y JJ
~oJFZ~J
J
¢~ J O
~ Y
mU
f-~U^
w UW~
tOp W
J~
~,laow4d2
1-
xoo zd U^ S
°x z~i l-
wF
a U
O
J !rJ
oo03
w
r O
z
a
¢° W
?JQ ~
~~
O W
N
JaJ
`G
~ZZY~
Z
m€ a m5rc i
~~ U~J~VI U'J
l_-w~
°Z=
zlnx ?"Z z
OO~~ <O~
°
w
Q°jU
Ww
oo
Omd OZ3 Nl=
W
_ ~
N w
2°ZpmZ
J 3
~d'~
0
=
~~4Z4Z~~
~
o
~O WVU~
~
{z_l~-o
l/7~
~/
l+1 °W~m
O
B
Z //~
VJ
LLI
ZKtn to OUr wa O F- ~ a W Q~' O SZ Z ~!n ZE ~
W w J UU= ll(~~~ O O
Oaa Vl0
Q QJQ m NO7Ud
U Od
Z d'O
Za W4 ~} °VI~~ ° U ~i m
m
O
z O
OW°p Z }
UaT' ~pVl>i~ tnln °~~W~¢~O
S
F Wp
~ ~Z~~ OUd'U ~Z3 ~Z~U
VSZQ U J N
~H7
d
N J
OJW a>OUd241
n
w O~wS ~
~ Q ¢WQW
w r
~~co~ t ~w°' Jlno~OZ o wWYmmOw
~ r
~ F
LL=F oooa lLlo~
U3 n
^3~ wJZ
~
a m3?Zww3o
z
cn g
=4
~¢r d~ 3
~- wa
p
~
~° za3^
> 4~1
d~~
~¢~ x°il~
W~
Ow
w U
z w~
oU
z O
J
Z
mWW Z
L- J ~ix
WrV Jw
S
Z m
z
S
~~
~=
J ~
Z~~ w
~<J~O d'Z ~Z L
i
O
J(n7 d
a
t
O°J UO4-°Q rn
O .
~d
w27O o
°
Z =yam
OOU~°In WZ
~W W^Q~ y °
~~W~ J J
O
Jam JJ
W} J~r
~
N_ _ O
y'
p 2
mr- W
Q U
~
2a W FQ= a¢
~~
~
-J Q
¢
dJd FO J
W W O
W ~
U(n fn^ Qd
FF
Z 3Z
¢N
'
Z OZ~ W
O
m
W
Z - Z W
03~~
¢
Q
2~U J
V111JZ JmwZ
~
Z f/17 ~~¢fA
OZZd'
~ fAd 3U=U dWH
py ~KOZ~ J~ J Wd
U VI
J OU ~
W~~~ (n~Z¢ Zw
~Od W~
rZ d'Z
d'~~=~p 76 Kr O
~O F [.7Zd°F
ZOOQ~Z
' =Y0
VO¢ ZFV
w
Q~¢~I.Xj
F? a
ZZ j
Q=w~Z
J J Uadl- ~ M'
Y~aO ~
4O W
~ W O
oxar
<JW~ W
rZ°OFa-~
crJp~Wp Z OO N~ZZ QO
CJO
1A O
30 ~~ Z
aQW
~¢~ ~~j~ ~Z°U
fAU cnQ wQ ZZ_I
COQ SWZU=r Uw
F-F-¢6d'~~Z W m
~4 N ~QFU ~W
~~~W
d ~+13~
~W ~
?
~rW '~'
~Yd _
(73 mU W=
z jWOtn ~
Z ¢~b0
~UW 1 ~
> W
Z
OZ
3o~ln °
= zm=-
'°~~W O
~a z z
~wZ° Z
x
^ o3Y oF
z Nm~^w vg~
w
o
caa
x
z°~ J
¢ m o
°
zJ2 Wa °Oa J
~
o a
o v70 ~
3? ~
~ J
~ ~
°~ ~ W
~ m
JE
oro o
J w
x~nl~d 5
ow oza
Ut-~"oQx
oo wJOZ2
"'
m
UO °w3¢rJ. W
'02
ar
Sta ~
~z
m3i.. °~a_
UOrn z
l-«r=-maw z
o~ z z
ia3°
a
c w
w aoa? ~¢
_? c
i ~
?
~
¢
wo-~ w rwoln
N °w M V
2
N
~
zo
'~'
U ~
~
~ z
¢m a
~
z°
{{//~~ c'
Z ``'
rw
1 I,°I w
z
~~o
>
~
~
Yz
°w
N
r
w~w~~ =
m~ z Z Ox
W~w
m o ~ z y
O
W.J o w
~ j
~~ J
W
3 ~ ~
3 V
tr
~W 441
°41j O
I...
ig °zo Z
~v <
U o
ozZO~
w
og~ ~ =
~ w
m
oa~~ m
F- ~
of ~
d z w
~ ¢w
~ w~
°=m
aw sa
~~U
m w
dw wl=
JV w
^ Y ? U
g°¢ zo ~
W
z
O rZZ2o
O
O
¢ ~ o
m ~ w z°~ o
¢ am
~ ^>-x i¢ ~< lnndm
~
w °tr
w ~iio °Z3 ~'' m
W~Oa
to OOwI°~ --
t
ZUfW
1i1 z
~ 1°
} ~
\ W
~~
W =v
i
Wz ~
z
N OOw ~
wOVlr_
f/l o
S
d ~m~ caz
O ~~ iNC
¢a m
~ ?a O~}
zz
0 p os
aa~NQ K2a
WWZOS~ OU~
UpV m ~~
°
~ ~ o\~WZ ~
~Z 03 to 401¢
Z= Z ^
~ N~JO
mZZw 2 ~y
S ~J ~
~ Za_
rWl` ~d ~n zoz
^4 fQQ-~3d
SY^ 4~
Z3 Zw~
¢li d
4
OZ°ZU U
O
~ w
}}~
U-N
Zao2 0 JW
J
<
~ O
r
~ g w ¢Vl d'6 W
v
oo a
F
~ ~
ww o
~ ~ 1-'
0 0 0
UO F ¢
w~ ON
} ~ U
z
z
oo
~ O vl
p-
W
cn
~
° J
w< Q-
z z
a ~ VI
O
U
a ZUUIJ
~°~°<~ ~N
y
W°
.aw~ 4
~ ~~ U
- c~D
~ ~oo
Z-V W
1,,¢ w ~
°
r~
O
o
Um
>d
~
W
m W ~
WW O
= z0
~o
~ z
O Z
oz aW ~
-`C]
~v>rc oz
°
zc~i ti
W
Wam „
~c
O
Wd
~
ZZ
c?O
V1¢
~~^ o
~
~ m
W
^J
w
ln¢awW
zoo ~~ W
awl O w
=~ ~
> F ~
~w
w
t7-K~p ~
O W~
mo W b
7 r
z
NNZF ° o xF
~
X m
Z zw
oOw a° ow
w ~~ w
zzrz o
° NF
pz
~ d
~
; Y
J¢
~^
OOw a
~ 4J i
Jlq °o of
Z W J
4~ooUO a m ^ o
~°
~ w
~z-a >
°~jZ O °
~ ZZw a
z °O ?aw
~O
°~ ZZ od
Z _o
=~w°°w
--
w ~
>w w
= ~~ L
i
> v}i ~vdi
a
U I,J obi
~~
r
t- ~Om
m j~ Q
ww °N ¢ O
~~~_~ ~
~ w
as a t
~
°o¢~ w ° a
z Z Q
~~ ~ w
~ °~ Ff
-
~wU
°
ax° ~~
w ~t
-
m 4djdp
JW~ w
~ c~ O
act
=
/~~
((/
~~
U ~
~ 2 ~
Z O r .~-.
W ~
Z W pO
a' ~ ~
ZNW °~ {//jj
{
~3~ KZ ss
w0 ZUd Z
d Q
Vld
¢
Hw 4wJ
? ~ d'
VIZm
J
IaJ UO
Oyd V1 ~ ~ W
3
~
~
Q
~ N
WU
Z ~- W
W
JV W
m
m ~ W
Ja (1!°
U
Uw r
Z w0
W ~a J
J ~
~Z W~ ~ ~Z}
U 0
W ~ y
m~
Z2 d, d
o ~-olr?Q
c
~3 W O
JZU JZ ~
J_['y z ~ ¢ >
O ~ a2
O o w ~ U~
w
Z =
~
a3 r
W W 2
[nc9U~ J U F--
? Oo J
~
>r''d O
z Ow ¢°
3z~c°)
a ^~
~cwil w~
Y~
mr dO
rnFaw X
c~i L' D
W7
w
O
~ ~°¢ 3ln om w>~ d~i~~°w Jr 4~ ~ O~ WoW ''- a~wQ i ~ vim ~~-o m~i
U ~ ~r p
ac~
~ °9 z_r- a
^rz wUQ
O ~ ~ ~a
Z
J
~
3'tH/IJ D ~S~ UU Omm J d W~U~W 3~ r Z ZW Vld J WxOO fn
I
J (7 2~ ~~
ZW d Za W
p ~=4~ JZ ~¢~ ~
Z U ~ d
WOIi o=W ~
Z
W 3~ ~~ m~ a~a z0~ x0O b /Q~ O~ W~ ~ Q¢ m
o
= z ~~ a
Od
o~~ a ~~ z ~Q~w Ntio N ~~~ j~Z a J ~~
¢~ m Z C m
W?
W 1
Ll
0 7ll-/~ ~ K J U J
J 7 ~~ °= f" °Z
t Z ~ U a 0 W U
~ O W r U {{-- W O
7 ^ W ~? i
pp v
W Q
l W W N
~ Z g
_ ¢ d m w
W ~ J
H LIJ w W 0
F- m U~ _ =
F- G U r^
V/
'V1
J
¢ J J~
>
~
¢ V1 ¢
K° w ¢
U
WW JZ
Z> < O a
~~ a
z
~~
dO 11
°
~ ~~
d Q ~
Sw
W° 2 OS O~ ~ m -
° JU
¢
6 > w ~
U
°w J
VO
m
~ri ¢ p O
~
~ ~ d,
~ Z;
Fo
Z N
O W
wd
In
W
l
il
aoz
VI
x
z~}
z
n
1i1O ~° t ¢
-}
~
w
zl
~~J wd
z
W
rn of
o w
d
m r~ z~
z
¢w W
w ~cn
~
o0
-
Z
2J m
vl¢ l
l
~
- O
O-
tr > r
7
z
° ~~z V1 W
°
^
m O }
dwt
a
~U !n
r
~ m
41
~'
UO
JO~~mU ~
J
QO~ _
~^ o ca
WW =2 ~ QUIW--~~ OQ
7 W L
r °
z
aVl ~W
~ .JJ 3
-lO0 ~ Jd
l
a o
{II ~a
3 ,
Z
WQ~VN Jw
O
2 ~ ~~
d w
~ Z2pW
~~ =
UZw
U
S Z JrV
w ~Z~ U C ~U
b O
a~~N~W
~ J7U
w°- J
~° U
w E x
O O¢a WU O°
~- ~ 0 =J
z m
o ¢
=
In i ~S
aQ
U
Sz ~z
m
~ ~ 1i
o U>m
=
0 3
rn O F
U OJ ~U
O
~ ¢
g
w 4F
-
o
Z Ye
z =
H W~~
W Z
~
3 w N
m Z
~
~~a°
~ ~l.i~ l=w
~¢ xm Zp dw°
O a m Z o
~
t
~ ~~
o ~z
~
m
N o =~
z ~~wo
o r
n o= woO
x
NW .o
z Jr
r Q
_ ~3
a
° pz
F o z
X ~
°~O jdO ~ca 2 ~QZ
d
~ Ztn w0 OS ~ Jw
W O
Z J g0 JJ
ad os
~ X Q J m
w ~~
owt
il
~ cJ72 o
30 ~° F-0
03
w o
0
n F
~ °
O2~ o
W
~o
F" iw
4IZ7¢ o
~
rUW Z
~ o
Fw Z
_
wow~io ~?
U¢JVi wm~ -~ -1x o~ a'o j~z °-~
~WI
¢ L7 v1 r~°~o Qd
° o
F Q
~ ~ Sa
~o ~
¢
° o
~3 o m ~w
~~d~g J1- ~ r
a Z3
3 ¢ o?dr
-
zWOO ~
z 0
-~
o
~ z
¢ afro m
fig .J Paz
W
F ~~°_
O d
o ldil ~~ m
°.°~~ ~O wz4zl
~ Z JoJ UmQ }
~Z oz ww
w O g f- ~-OW Sa dN
o
z r ~^r
Zc~ ~J
~
~ o Z r,°UJ W W ~
¢-
- w¢
~
d U
~ ~
Wov7i~
a"i
S ~ o~Y b
~o =
~1 w GK°m?o'~ ~a ~ Z °p a~
4 °~ c
io
l2ilw `"0
~ 0 of Wow ~~ v
'
¢ a ~?~o z°~
W ~ z~c
i
i
~
o c
n~
r ~Y
~ ?a ~
W wwo w¢O
"'z
woUU z o
O ^a
a
z~ `no cn ~~d3dU
mm yw 4o
~ W w ~x
~
O w~
S \o
w
~
Q
S
7 ~ ~z
O zJ w
o
S
W
¢
J
O
P z
~
U -, r¢ ~
Q a~~~ d
= W a
mv1 z^d
UQQ m
J
Q
N w
~ J
a
Z
Z
H~QO dW'?~
W~ NI=/10 O~Vd7 as
~U liQ l=/I d ~ UO
da I
-~ Z
-¢1.
.5
I U
K S V
-
I
i.
U ? 3v
i0 0 W?a ~ ¢
4
.. ~
w (¢ }
m (aJ ~
JU ~FS- W
p ¢ 2
[9
U
~
O =W Z O
¢ Q
~ - m~
S~ZZ ~
~ JQWQ Z~
Ug ~ VI
~
w ~
~
W
J pZ
J W O
r
~ ~'
° ~ Z ~rY a~
¢~ O Z O
~Z ¢O
Z °
W
c7 Q Z
O
~ \JWa
J W~ O
wtr f--
~ U
~ w 7Z
w-
d' ^
~ JK
O
alp _
Z ~
Z O
7 W ~
J~ >>
W
¢
~~
O ^~ w w
C~ -10ldil Z° a QOm~' w 1,°j vwiWmv
~~ O O °0 ~z w o d ~w
~ O
to
V U
U
FFZ ZZ U O W
Qa N O W d~ Z O
° J W r
W Z°
J U N Hxx J
VWWl a l~ ~6
.U
Z O °
K >
d
O Q U
=wW¢
0R Z ~
d
~ Q U
p
U 0 0
W!-!-:
g F
~
W ¢ O
> wyy
aw ~
~
~O
W
O~
Q
~ tn0
X\
wZ W¢~ =
UO r0
a
m
~ F
~
V
JJ
UU ~^° Qw
i
z m ~dm
F-
~7~~ ~
d
> ~
N d-
~ 41
Z
NWUFF--
~ O
fw..~= Z
G
~ U
W
7
a~ . O
O
~
O w Q ~O
JO
¢?U ¢
W
~2
Up
~
Z w¢1- W W
p
WWJ 7
O v
Y Zd7 U
wd JVIO F-J ¢
Z
Q 1!7 W~S
d3S\ ° ~
° ~Uw
w'~
m Dy~jw
w
O U~
U~ tr
Ud
~ E
~ \ (SjIpZ ~m
rN
Z I-N ~mQ
~ 33 w(7l16 ~<
3 } pO~WOJ o p~ Q
~~ ~~
~ 'QO [n ~ ~ U~ w~
O
~' U m ¢
d0~ N J W ¢ a V7
I-° W °O O a f~<
~ ~r
` (n GZ
Z W .ri cad YZ
OaOr =~
0 W ~~
W U ~
a w ozw
r =m
r
w zoo
~ ¢ aca ¢ vi a~ ¢
¢~ o¢ ~o
~ ~ ~
` oWZ
'
- ~
o mZ pJ
rdo= ~-~~b r
U
z ~zw
wo ~ = d off=
g ~~
~
°~
w W~¢ ~~
as aa2 as
w ~?
~ p
~~ >
341
< 3~0 ~
~'-' ~~^~
o"'
~ Sz ~ ~¢
~ O z ~oJr
o0 w ~q°Z
~i o2d_ ~
^o t
,rJ 3
vi w ~
w 2
~~
rzw¢ ow
x
W
o~ U d
wO
7 ~ ~iw
~ ~
z N~
}W LL U ~~ O~r rn¢
Z J O ~U
O ~
O d
°~~_ Um
J ~
J 3 W d rc
`~~`,,'' v zj
~w- o cril--~z
O ~ W z~ ~`~>
O
3
W wZ ~ ~
S W r
~ oo~
U~J UF-F
ZJU
Z
O ~
°
°
~ d
o
J~ N d
7Z
^ a mJ
^ a w
z 3
= Wa V1Y>
U 0
J
~ O W 7r
m ~ Y¢ F-~ I W
X V rZJm
z O Y W Oz
a J
J
OF-d
= ~
W ~ ¢
d d¢
~
' ~ H
r Ez -
~
°w
E Jz~
° Wo
~ ~
°
°E-i¢ z°
~ °~
^
zd.o ar° ow
°m `~
~ dza~min
¢ d z zz
~ ¢ z
OzYW
O~z Z oFZO
° r
[-.,
V' zr
d
a a ~~
3 m o =
"_° cai°c=i
w° dal`
z
~~ i~ ¢z
c
¢ w
a W 41°~3~
zza
w
o N
p-U
'~ z¢ z
^ ~
=~ °
d
~ o
~~r Oaw
o
~ wzln2 oH
r-zr ~
~i<~ p
w
z z qrY
x
¢ owtr
za
~
~¢ Z? O V1 ~ z>
~~ Q O vl
z
~ _°m~ O~ O
r W m
~
~
~ v
i
-
m O Q ^F ~
U
~ m rU°~ '~~w ~°~ W
Z~ < O ~
w~O ~S
Q ~~°
~ ZOd F
¢_~ WU b
O Wm w
~ Z yy--.~
L
WJ~
~~
WW~ Z Z~ <~ ll}}¢
~l
ZQJ~ W w°
QFS-- rU7 ¢¢~ ~~ Z =~ ~ ~ r
Vj~F--
Q
Q
JO Vj~¢ N~ arm °d m
d
d~ Hm¢K ON U W
t~HWxU U ¢p US CaOZOW J
m OWC93 °00 ~ V dU N m =moo ~coim r^
H mw =°
~-tn ~ ~zmZ o m V,
m 5~J
¢¢ ~O f=n~a NW ~[='J ~=WZ ~~
fn ¢-
J a ~~=003
O (!? 2 ~ln
(r ~W r-zlnz
¢ d mo~¢ °
=7 ~
~~ `
r a ~ ~ U~Q ~,..=d W
,. (
US
... ~7 ¢dm
a ¢
O~~
d
O U
V]N
~3 JZ?
~
w
~
o Li ~
U~ JJ
~ Z1+LaJ.
x
o i.i
~
O d} a~~
m
OzZ~
¢
ZodO
o
oZ~
(=/IUw
O
wJ
~ O
~'mW
3YW
O
}d
O W I(-J
Ur V Yom,
U
~ C
J
iWJ
r Z JJV d'} 2~a pp
°Z1n
W ~ ~ O ~ Je J W y
FO Vw O
~U.JU
~ UO ~?N Z ZQ ~ Z Z F KF, Z
_
J¢ ~ J~
~
r
0 aa
K
z U
~
~
r
~ V a- Z W 7 J
~
cwi ~ ~crW- m J
wd W
J^ d W O E
wazl2nt2n w
z ~
w vJ v7 ~ F Z U
mpmw W a
r ~WUZ
=1~`
w ca J 0
z
t-
~ O
°7
. O
v -¢-
¢~w U
zW<
J
¢ c
i
Ow w >
m ~ZC j
14
~
~4
z = _
~ ~ Z
~ o w W¢ ~w ° Ozz°
J ~ Z~ zUZ
m yz~d
o
U z w z- °
r _
$ ° d
m z
O arm ~ Z
U~ ww ~m
S o~,l
va~ -o ra
~~ r42^ l/~ ~ 6vi^~~oo j x^~
~ S
U UJ
zo
° ~ FaUO nW
zoa aa'v'w~ _ l,i ~ r !/lam ~~a V
~ 2~W
J
> J
` 72Z J
~
~ l
~ JrCJ bw
`n
~ U
~
~ W?
~
' rUlw-J~ZOI
°
V Q WC7
w°
~
' ~
` (nU
~ d'l~~(-,i d
~ 7
°
m Jp O J]C ~~W
z oW°
'
o`
i.
.l °w0
o
Vl¢
~ ~~
c °v_~ [~
O
¢~ ~
l
->~
Uw Vi0 ¢ 4,d z b
>
r x~
zommottnn
~
a _ Ur
W
`
~ ~z_G~
~ b =oJ~ wu
i~ o¢
W =U c~ ~Jo
to
3 F"'
pJ '
d
OZ~ Z
U
ca d
Z_Wd
a ¢
l- U
UZY
~ a
~
r~+
~i~ro U
a ~- zm~n m~
U~ a ~ Og °
m
7 ~° w aQ
O
w
ZN ~ypJZ ~
~ ~O ~OZ
~ l~' UJO Uw
c''IX ZE
W VI ~WUO
w U
7
° ~xw
2
U L ~~
~ W
Z Z
/~
YU ¢
U UW
~ra
cn0-
Q
O? ~m
' J~
w ~~ J~
J-te
(/I
W
w JN~ ~l/1Z° J
W
w
ti W
Y ~ W ~~~UUJ(n
~
e
O Odl
Z '
+
V U ~W d'>
R
r
m U U
H
~d
= l
iU~(7
~ W 2q
-
r`+' m
UI
' V_
A QZ
3 Z °
~ Z_V ~~
d
S W 3 J m
JO -<7 W Z~- jU
~
U
WL1~~ ~r W VJ W
W
ZUO(n
W U L1~~¢JW
d7a ~~
~ ~ W>
20 j
W y
L
~
J 2• rJ
~WI- N"~Z W c
j
W O
l~ W O W 2
Jr J~(/i fn l
..
wQQ
3`ZU ?
~ V1
W J W
>Wm
3 Q
fn 4-
0? }
2U
UaZQ
W`.C /
V/
W = _
W Z~ Z~!-W
w^
SON ~
Z
0
JO ~20
acs cnl- SOZ
l--Oa ~J ¢ _>-
wad r .J
2U
ra dcnmd ao
~n 3U
a~o~.-?^
-~
w w r r r 41 W
~~
~ w~ii
3~~ii 7
W
vlzm
W .- N M Y ~ tO
~,
~p Y lOi Y
~\ .. ~
Z Z ~ O Q
111 q
~ f ~ S n
~ >~°Z O W c~ v i ~ ~~Q ~
md0 ~ ~ , ~_ ~S< Zm Y
~ Sao ~ ~ ~ ~ ~ !~ ? °a~~x d
o Z m~< ~ ~, ~ W ~ os~=m> W
Q~ o a o z ~"s~ F-
OZ~ ^ \ z II M N N ~ ~` w~ 3 H
~ w ~m ] N Z ~ ~ m < __~° w m
o ~ < o ~ o a ~ ~ J m N r z
w Q ~ °w CL ~ z' a ~^ ~ w w w
v=i ~ w .- o pg o ~ c7 = _
I j li R ~f i1 1
n:
mz~
~~~L1
= Z w
N U
~ V
~Q\Q
=oar
0
~~°ao
~~~a
?°€v
a~3m
a w~ Q
UwOC.7
= S
w~~~
w 076
z
,40'5£4
1 ~
o ' -'----
1
0
~a
Z N ~ Y-
0
n H 3 _ .r ~_____ a `u~
wm __ l mLL
_ ~o
i °a
NI
~ _-
_ .
~4L `~ ~_
~~.
.\ ~
O7~
~y
/~
~~O
-~-
-~- '
1 _~ -~1,
'_ ~-~
--
f _ ~ N
,~- Y
~._~.~ }~} U -_
fn r ~ -~
Z Z 4 a Z -
~n0 - Z~O
Vi ~ O ~ J
Zm _ Zmza
~ ~~-N
OUP - __ 4-w~(7
Z~ -~ ?U?Z.__
C9y0 ~- 3Q~Y
=W° _~~ Cil lid Z Q'
~z -~-- zoma Q
z`~~ -~ ~~ ~, pia ~
-~ \ °w¢ O
`\ wW~' U
~ \ -~-- JH O o r=n Z
o~w ..~
a a
d~~ j
--- ~ --- p
----__
o ~ \ ^
~"~, io f9I99
~i dy ~ -- - _ _ _ Oad_ N f5
~ ~~ r
i
m W ~ -'- - fozss)
s~ ~ ~ a = 3a1y3i11 NdB~Q
ri+ ~ o ~-
aaz ~ _-----_
~~O ~N ~ ~
Zv~?~ 4a
Z O z 0 W ~~ N
_O-Z ~ O°d
a~¢ 7~ O~lil
~z'om~ z ~ aia~
~___„ X ~
~~
o
z
r
^
~~
Z
J
a
w
~. ~
~
Y tUi Y
~
W
Z
W J
~o~
~
W
a
o
o
~
~
~ a~
=w ~
N
w0
~ ~ ~ U ~ I ~~ 6°~~~~ = d
Z
O J
Z m~a
~^ w
t-
¢
N ~ w
a ~ o3~hm>.
z~~a-~
~ ~~
H Q
Q OZW
~ ~ \ z
_ r7 N N wo
O
4~ `;
w
~
Z
U ~m
~ ~ ~ Q w
~
~ O ~ ~
Q
J II.
lal
~
~ ~
\
N
~ ~
\
~ ~
\
m
~ ~
W
~ =
n, w ~
w ~`
a ~
~
~
~
Z y W
~
Z F J..
~ ~
°~ ~
~
Q ~ y ~
g o
___
l~.
J
U II
Y
Z
W I
i
Z
W Y ~
~ ~
~ ~
J
Z
O
~ pm}F ~ ~ Z ~ ~ ~ ~ s~ II
z U 7V~ w ~
N ~ N
O ~ v ~ •U <~m~~
w ~~~m .
s W
Q ~„~.. ~:ZW
~ O '\ Z rl
o N
0 N
0 ~ ~~
•0 fa~
"'~~
~
~
~
Z ~m
IL W~a
~ W
~
- N
O ~
OW z
Z
~ (I
Q ~
N N
N ~
~ W
d ~ ~$o
~ ~~ ~
< ~
H
~ Y W
~ H
~ 0
N 7
Z
w ¢ ~ o Z ~ _
II
o ~
~ ~
`~
~ N ~ O
5
__
Y ~
R U
i 2 =
0
z
0
a r
N~ I
w
z_
~ U ~
2
NW ~~
Z
ao ~Z
D
ai ~~
_
~~
,~ _
W~
~m -
~~
= Z _ __
~~ -
X X
W W
3
zQ7
X
W
mr
_~
~I li
z
~~
W~
~m
~~_
=Z
N V1
X X
W W
E
C7 ~
Z N
Fz
~n a
w~
I
3
¢Z
W
~r
_~
II a
N ~
b
b
~
:r
b
•-
o °
~ __ ~
Q
Z W
- ¢Q
Z W
~
_ _ ~ ~6
_ W
U
O~
30
f~ _ 30
O
°a~ oz
_ ~~
a
a<
- -
~- ~ a
--
~ ~ ~
~ ~ a.
~ w
~
~
c~ W
~ W r. ~
z ~ w c~ W ~•.
(V M
?
oI U W
ii a ~ ~ ZI I T
z OI
~ W? Z
w ~ ~ ~ OI
w.
'
z
Z
m' <
W Q W'
zNNO ~
WI
o
~ ~
>~~o J
~ I
~, O O
>~~3 ~ ~ ~ ~ O? 3 ~
ale
N~~o
pI
o~
r /
~
~o
~~zo of
~
o
a
Q
" O
a~o~ =o
O ~
v air
O oN~o
a a~
l
N~I o°
Fl v
o` ~~a¢ o~lo
a~.oa ~~'o r
l-H
~ a~'.c
ia o
m
"~ ~
Q
p
N ~+ - *~ O Tr ,.r ,r
>
>
W W W
J
W W W
= H =
f
.. -
F
N ~
~
L.
J
L
~j Y LaV- Y
~ `~ ~ U
O W II z ~
w
o
~ ~
Q Z~
0~
_
~ p
~
~ _
~
W
Z
O
w
~
O
~
O
I
I
5 „
o
~ i~ g
>m~
(n m~Z
d
Q
~
~
O
V
I ~
~~ ~~'gLL
S ..
Y ~
¢
Of ~ a' y
F ~ ~ ~ ~~,3
S ~ _
o Z m~a a N ~ w m ~sm
o~ CO
Q Q OZ~ O \ ~_
~ Ml N N ~ QQ
~O wY'~-~~ ~"'O W
~
~
z w ~mg
(t W a Q
~
~ ~
U1
~
r- N
Q
~'
o z
z
~
a
~ ~
N
oN ~
N
`~' ~
W
o ~
W
a ._ _ ~~
~ S
~"
<
~
~
~
~
~
z
y
W
N
~
~
~
~i
~ ~..
m
~
z
f-,
Q ~ ~
O ~ ~ N ~ O ~ Q ~ U S =
a ~ j c
7
11 I J j ~ I
~ ~ ~ . -
r
~~ ~
b
~-
----- ~ r
•-
I
I a
F.. ____
N
W
U
F
I U
Q
W
1 a
o>
1 a
i
F" ~~ 1 % 7aN F-
U ~ I ~ U O C7
~ 1 Z
z 1
o Y
m ~
---- I a
o I a
I
a ,~
~~
as "
_~___
I
I °
D?
N
--
fir
c
W '°
a
~- Q o
~, ~
4
1-
X
W
N
O
Z
~~
•-
O
n
--
O
/~~~~~~~
N
W ~
U , ~
I
a ¢
/
WW ~
¢
- ~ Q
-
~ I
I
~o
a w ~
zao ^
,o I
~-
DU
O 1
1 „ Z
v
~
v i
I ~I
vl ~
a
J
m °I
N
I ~°
ae ~
I
~
a ~ ~_~
yV I
I
I W
I
I 1 z
o
a Q
Np
~~~
a
1
~ NQ~
i " QO S
L
Q
J
RESOLUTION N0.03-08
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 2
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 retail/office
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 [PLl Planning_[Bl Building=[PO] Police, [PW] Public
Works [ADM] Administration/City Attorney, [FIN] Finance, [Fl Alameda County Fire Department,
fDSR] Dublin San Ramon Services District, [CO] Alameda County Department of Environmental
Health.
GENERAL PROVISIONS
1. 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: 4:00 p.m. - 10:00 p.m.
Saturday & Sunday: 10:00 a.m. - 2:00 p.m.
No. of Classes: 16 per week
No. of Students: 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]
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 lOBC 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`x' day of March, 2003.
AYES: Cm. Fasulkey, Jennings, Nassar, King and Machtmes
NOES:
ABSENT:
Planning Commission Chairperson
ATTEST:
Planning Manager
5
AGENDA 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.• Nfarnie 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 Reviev~T 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:
ATTACHMENT ITEM NO. ~.
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 far 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 ma}- 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 Saferi~ Issues
A. Dance Studio
under the I~niform 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.
~. 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 2~0
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 far 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 retaiUoffice 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.
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
27~ 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
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, on March 11, 2003, the Planning Commission approved a Conditional Use Permit
(PA 02-007) to expand Dublin Theatre Company's existing operations to include a dance studio,
Aspire!, at 6614 Dublin Boulevard; 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 Apri122, 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.
ATTACHMENT y
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:
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 22°d day of April, 2003.
AYES:
NOES:
ABSENT:
ATTEST:
Community Development Director
Planning Commission Chairperson
2
RESOLUTION NO.03-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING 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, on March 11, 2003, the Planning Commission approved a Conditional Use Permit (PA 02-
007) to expand Dublin Theatre Company's existing operations to include a dance studio, Aspire!, at 6614 Dublin
Boulevard; 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 15061(b)(3) because, it can be seen with certainty that there is no possibility that
the project may have an impact on the environment and 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
Apri122, 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 determine that the project could be
approved with the inclusion of certain conditions of approval.
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 to construct
an outdoor storage area at 6620 Dublin Boulevard:
ATTACHMENT s
A. The proposed use is compatible with other land uses, transportation and service facilities in the vicinity
because the proposed use will be located in an area designated for general commercial uses in Dublin.
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 of Dublin and
Alameda County regulations and conditions will be met.
C. The proposed use will not be injurious to property or improvements in the neighborhood, as the
construction of the outdoor storage enclosure will meet all applicable codes and safe ingress and egress to
the site is being provided. Additionally, conditions of project approval have been incorporated into this
resolution which will reduce any project-related impacts which may impact the public health, safety and
general welfare to a level of insignificance.
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 as the use and outdoor storage enclosure meet the regulations of the Zoning District and
the General Plan land use designations for the property.
F. The proposed use is not contrary to the specific intent clauses, development regulations, and performance
standards established for the C-2 zoning district, which is intended to provide for the continued use,
expansion, and new development of general commercial use types along major transportation corridors
and intersections. Conditions of approval will ensure ongoing compatibility with adjacent commercial
uses.
G. The proposed use is consistent with the Dublin General Plan and the Dublin Zoning Ordinance.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission does hereby
make the following findings and determinations regarding said request for Site Development Review to construct
an outdoor storage area at 6620 Dublin Boulevard:
A. Approval of this application is consistent with the purpose and intent of this Chapter because the
proposed Equipment and Materials Storage Yard use is permitted within the C-2, General Commercial
Zoning District subject to the approval of a Conditional Use Permit.
B. The project is consistent with Retail/Office & Automotive designation of the General Plan and the C-2,
General Commercial Zoning District.
C. The approval 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 general welfare because conditions of project approval
have been incorporated into this resolution which will reduce any project-related impacts which may
impact the public health, safety and general welfare to a level of insignificance.
D. The approved site development, including site layout, structures, setbacks, height, public safety and
similar elements, has been designed to provide a desirable environment for the development.
E. The subject site is physically suitable for the type and intensity of the approved development because the
area is graded flat and located to the rear of the shopping center.
F. Impacts to views are addressed because the project does not interrupt any views from I-580 and I-680.
G. Impacts to existing slopes and topographic features are addressed as the site is virtually flat.
H. Architectural considerations, including the character, scale and quality of the design, the architectural
relationship with the site and other buildings, building materials and colors, screening of exterior
appurtenances, exterior lighting, and similar elements have been incorporated into the project and as
conditions of approval in order to insure compatibility of this development with the development's design
concept or theme and the character of adjacent buildings, neighborhoods, and uses.
I. Landscape considerations, including the location, type, size, color, texture and coverage of plant
materials, provisions and similar elements will be considered to ensure visual relief and an attractive
environment for the public. The Conditions of Approval for this project require the preparation of a Final
Landscape Plan subject to approval by the City's Consulting Landscape Architect and the Planning
Manager.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve PA
02-007 Dublin Theatre Company Conditional Use Permit/Site Development Review request to construct an
2
outdoor storage area at 6620 Dublin Boulevard, subject to the following Conditions of Approval. This approval
shall be generally depicted on the plans prepared by Velocitel Architecture and Engineering Division, labeled
Attachment 1 to the Staff Report, consisting of seven (7) sheets, dated received February 24, 2003, stamped
approved, and on file with the Dublin Planning Department, subject to compliance with the following conditions
of approval:
CONDITIONS OF APPROVAL
Unless otherwise stated, all Conditions of Approval shall be complied with prior to the use of the outdoor storage
area and shall be subject to Planning Department review and approval. The following codes represent those
departments/agencies responsible for monitoring compliance with the Conditions of Approval: [PL] Planning, [B]
Building, [PO] Police, [PW] Public Works, [ADM] Administration/City Attorney, [FIN] Finance, [PCS] Parks
and Community Services, [F] Alameda County Fire Dept., [DSRSD] Dublin San Ramon Services District, [CO]
Alameda County Flood Control and Water Conservation District Zone 7.
Conditional Use Permit
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
rior to
1. Approval: Equipment and Materials Storage Yard PL
This Conditional Use Permit approval for PA 02-007 allows a 673
square foot Equipment and Materials Storage Yard to the rear of the
existing Dublin Theatre Company tenant space at 6620 Dublin
Boulevard and further identified as a onion of APN 941-0205-036.
2. Approval: Conditional Use Permit (CUP) PL One year from Zoning
Approved use shall commence within one (1) year of CUP approval, date of Ordinance
or the CUP shall lapse and become null and void. The approval approval
period may be extended for six (6) additional months by submitting a
written request for extension to the Planning Manager prior to the
expiration date. Any extension will be based on a determination that
the conditions of approval remain adequate to assure that the stated
findings of approval will continue to be met. 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 CUP expires, a new
application must be made and processed according to the
re uirements of the Dublin Zonin Ordinance.
3. Continued Use: Conditional Use Permit PL On-going Zoning
This Conditional Use Permit approval shall become null and void in Ordinance
the event that Dublin Theatre Company no longer occupies the tenant
space at 6620 Dublin Boulevard or the approved use ceases to be
utilized for aone-year period. In either circumstance, continued use
of the outdoor storage area and associated enclosure shall be
requested through application of a new Conditional Use Permit to be
reviewed by the Planning Commission.
4. Annual Review: Conditional Use Permit PL On-going Zoning
On an annual basis, this Conditional Use Permit approval shall be Ordinance
subject to review by the Planning Manager to determine compliance
with the Conditions of A royal.
5. Revocation: Conditional Use Permit PL, PO On-going Zoning
This permit shall be revocable for cause in accordance with Dublin Ordinance
Zoning Ordinance Section 8.96.020.I, Revocation. Any violation of
the terms and conditions of this permit may be subject to the issuance
of a citation.
3
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to
PROJECT-SPECIFIC CONDITIONS OF APPROVAL
6. Hours of Operation PL On-going PA 98-072
The approved hours of operation are subject to the operation of
Dublin Theatre Company under PA 98-072 which are as follows:
Monday -Friday, Sam-IOpm; Saturday Sam-6pm, and Sunday Ipm-
8pm. The Applicant shall be responsible for ensuring that any and all
activities associated with the outdoor storage area are controlled in a
manner that minimizes the im acts on surrounding businesses.
7. Easements: Terms and Conditions PL, PW On-going
The Applicant shall abide by the terms and conditions of all easement
holders which have given authorization for the construction of an
Equipment and Materials Storage Yard within their respective
easements. Furthermore, the Applicant shall provide a letter from the
Property Owner stating that he/she will be responsible for removing
any structure or materials stored or built within the utility easements,
if and when, a utility provider needs access to the area. Should a
utility provider alter, remove, or damage any portion of the
Equipment and Materials Storage Yard or associated landscaping to
gain access to their easement, the Applicant and/or Property Owner
shall be responsible for wholly restoring the site to the condition
approved under this Conditional Use Permit/Site Development
Review a proval.
Site Development Review
This Site Development Review approval for PA 02-007 establishes the architecture, design concepts, site layout
and development standards for the project. Development pursuant to this Site Development Review generally
shall conform to the approved plans prepared by Velocitel Architecture and Engineering Division, labeled
Attachment 1 to the Staff Report, consisting of seven (7) sheets, dated received February 24, 2003, and other
related documents available on file in the Department of Community Development. Any departure from the plans
approved by the Planning Commission shall be reviewed for conformance to the original plans by the Planning
Manager. Substantial changes to the plans shall be subject to additional review and approval by the Planning
Commission.
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to
GENERAL CONDITIONS OF APPROVAL FOR SITE DEVELOPMENT REVIEW
8. Approval: Site Development Review PL One year from Zoning
Approval of the Site Development Review is valid for one (1) year, date of Ordinance
until April 22, 2004. If construction has not commenced by that approval
time, this approval shall be null and void. The approval period may
be extended for six (6) additional months by submitting a written
request for extension to the Planning Manager prior to the expiration
date. Any extension will be based on a determination that the
conditions of approval remain adequate to assure that the stated
findin s of approval will continue to be met.
9. Standard Condition of Approval: All Departments PW, B, PL, Prior to final Standard
The Applicant shall comply with all applicable Dublin Public Works PO inspection
Department, Dublin Building Department, Dublin Planning
Department and Dublin Police Services requirements and standard
conditions.
4
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
(Prior to)
]0. Standard Condition of Approval: Fees Various Issuance of Standard
Applicant shall pay all applicable fees in effect at the time of Building
building permit issuance, including, but not limited to, Planning fees Permits
and Building fees.
11. Standard Condition of Approval: Building Codes and B, F Through Standard
Ordinances/Fire Codes and Ordinances project
All project construction shall conform to all building codes and completion
ordinances, and fire codes and ordinances in effect at the time of the
issuance of the buildin permit.
12. Standard Condition of Approval: Ordinances PL On-going Standard
Applicant shall comply with the City of Dublin Municipal Code.
13. Annual Review: Site Development Review PL On-going
On an annual basis, this Site Development Review approval shall be
subject to review by the Planning Manager to determine compliance
with the Conditions of A royal.
14. Standard Condition of Approval: Building Permits B Issuance of Standard
To apply for building permits, Applicant shall submit three (3) sets Building
of construction plans to the Building Department for plan check. Permits
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 complied with.
Construction plans will not be accepted without annotated
resolutions attached to each set of laps.
15. Litter-Free Site PL On-going Zoning
The Applicant/Property Owner shall be responsible for clean up and Ordinance
dis osal of project related trash to maintain a clean, litter-free site.
PROJ ECT-SPECIFIC CONDITIONS OF APPROVAL
16. Submission of Landscape Plans PL Issuance of
The conceptual landscape plans as included in the project plans Building
dated received February 24, 2003 shall be modified to remove the Permits
proposed shrubs and replace with ground cover. A Final Landscape
and Irrigation Plan conforming to the requirements of Section
8.72.030 of the Zoning Ordinance (unless otherwise required by this
Resolution) shall be submitted for review and approval by the
Planning Manager and the City's Consulting Landscape Architect.
The Final Landscape and Irrigation Plan shall be consistent with the
site layout as approved through the Site Development Review
process. The Final Landscape and irrigation Plan shall be prepared
by a licensed Landscape Architect. The plans shall be drawn at 1
inch = 20 feet or larger and shall be submitted along with a cost
estimate of the work and materials proposed.
] 7. Replacement and Planting of Pear Trees PL Issuance of
The Applicant shall replace any tree removed from the site in order Building
to accommodate the approved outdoor storage area. In addition, the Permits
Applicant shall plant two additional Pear Trees, outside of the
storage area enclosure, consistently placed along the rear of the
tenant space at 6620 Dublin Boulevard. The location and spacing of
these trees shall be included in the Final Landscape Plans noted
above.
18. Maintenance PL On-going
The approved outdoor storage area enclosure, and approved
landscaping and irrigation shall be maintained on a continual basis
to the satisfaction of the Plannin Mana er.
NO. CONDITION TEXT RESP. WHEN SOURCE
AGENCY REQ'D
Prior to)
DEBRIS/DUST/CONSTRUCTION ACTIVITY
19. Standard Condition of Approval: Construction Trash/Debris PW, B On-going Standard
Measures shall be taken to contain all construction related trash, during
debris, and materials on-site until disposal off-site can be arranged. construction
The Applicant shall keep the adjoining public streets and properties
free and clean of project dirt, mud, and materials during the
construction period. The Applicant shall be responsible for
corrective measures at no ex ense to the City of Dublin.
EMER GENCY SERVICES: Police Services
20. Standard Condition of Approval: Non-Residential Security PO Prior to final PO
Ordinance inspection
The applicant shall comply with all applicable City of Dublin Non-
Residential Security Ordinance re uirements.
21. Standard Condition of Approval: Graffiti PO On-going PO
The applicant shall keep the site clear of graffiti vandalism on a
regular and continuous basis at all times. Graffiti resistant materials
should be used.
22. Standard Condition of Approval: Emergency Response Card PO Prior to PO
A "Business Site Emergency Response Card" shall be filed with the Issuance of
Police Department prior to starting the project. Current information Building
shall be maintained until the completion of the project. Permits
23. Outdoor Storage Area: Motion Sensor Lighting PO Prior to final PO
The outdoor storage area enclosure shall be constructed to enhance inspection and
security and restrict unwanted entry. This shall include the On-going
installation of motion sensor lighting. Motion sensor lighting shall
be maintained in an o erable condition at all times.
24. Outdoor Storage Area: Security Hardware PO Prior to final PO
The outdoor storage area enclosure shall have security hardware on inspection and
the enclosure gate to restrict unwanted entry. Security hardware On-going
shall be protected to prevent unauthorized activation from outside of
the enclosure.
25. Outdoor Storage Area: Trees PO Prior to final PO
Any tree located adjacent to the storage area shall be trimmed and inspection and
maintained to revent it from bein used to scale the enclosure. On-goin
PASSED, APPROVED AND ADOPTED this 22°d day of April, 2003.
AYES:
NOES:
ABSENT:
ATTEST:
Community Development Director
Planning Commission Chairperson
6
DUBLIN THEATRE COMPANY
6620 DUBLIN BOULEVARD
DUBLIN, CA 94668
WRITTEN 5TATEMENT DATED APRIL 5, 2002
FOR
CITY OF DUBLIN
PLANNING DEPARTMENT
REQUEST FOR AMENDMENT OF CONDITIONAL USE PERMIT
AT 6620 (& 6614) DUBLIN-BOULEVARD, DUBLIN, CALIFORNIA 94568
A. WHAT TYPE OF BUSINESS. ACTIVITY, OR USE ARE YOU PROPOSING'?
DUBLIN THEATRE COMPANY WOULD LIKE TO EXPAND ITS EXISTING
OFFERINGS WITH DANCE CLASSES FOR CNILDREN, TEENAGERS; AND
ADULTS. WE PROPOSE A STU~/O SPACE FOR CLASSES AND REHEARSALS
AT 6614 DUBLIN BOULEVARD. THIS PROGR,9M INlLL BE CALLED ~ISPIRE!
DANCE. ADDITIONALLY WE WOULD LIKE TO EXPAND OUR STORAGE SPACE
BY ADDING A STORAGE YARD BEHIND OUR EXISTING PROPERTY AT 6620
DUBLIN BOULEVARD.
B. HOW MANY EMPLOYEES WILL YOU HAVE OR PROPOSE TO HAVE':
1 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-1 D:OOPM AND SAT{JRDAY .AND SUNDAY 1O:OOAM-2:OOPM. WE
ESTIMATE THAT APPROXIMATELY 6 STUDENTS WILL BE IN CLASS AT ANY
GIVEN TIME WITH NO MORE THAN 14 STUDENTS AT A GIVEN TIME.
STORAGE YARD WILL BE ACCESSED DUR/NG THESE SAME HOURS (JF
OPERA 7%ON.
D. WILL YOUR BUSINESS. ACTIVITY OR USE TARGET A SPECIFIC SEGMENT
OF TI-IE COMMUNITY?
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 BUSfNESS ACTIVITY, O.R 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 WILL PROVIDE AESTHETIC BENEFITS TO ANY COMMUNITY MEMBERS
USING DUBLIN COURT.
ATTRC~lMENT ~p
F. ARE THERE ANY WAYS IN 1NHICH YOUR BUSINESS ACTIVITY OR U
BUSINESSES?
NO. 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 US'E HAVE ANY NEGATIVE EFFECTS
„~~ -}-~~ ucni -ru no e~.c~:~-v n~ D~r'1pI,F RF~1f~INC~ (7R WORKING 1N THE
VICINITY?
NONE. -SEE ANSWER F:
H.
-~- - --
IMPROVEfViENTS IN THE NEIGHBORHOOD?
NO. V1/E FORSEE PLENTY OF PARKING IN DUBLIN STATION AND SEE A
POSITIVE ATTRIBUTE TO THE CITY OF DUBLIN.
I. !S THE PROPOSED PROJECT LOCATED ON
SUBSTANCE SITE?
NO. THE STORAGE- YARD WILL ADD AESTHETIC BENEFTIS TO THE
PROPERTY.
OTHER ASPIREI DANCE CLASS INFORMATION:
~-
7
MOST CHILDREN WHO ATTEND OUR CLASSES ARE ON A PICK UP, DROP
OFF BAS/S. .EXCEPT FOR ADULT CLASSES. PARENTS ARE RESPONSIBLE
FOR MAKING SURE THAT THEIR CHILD GETS INTO THE DOOR OF THE
BUILDING.
~~,,-%
RICK ROBI~TSON; JR.
PRODUCING DIRECTOR
DUBLIN THEATRE COMPANY
~~ S ~
DATE
NO. OF STUDENTS PER YEAR orv-~vao
--- -- ---- -_. ._~ ....... ..... . •rwiir ~_7
Table of Advertised and Actual Class Statistics
for
t1..ML'.. T4... r, 4r.. /~~mra'nv ~nrl Aa nirnl rla Rf`G
Advertised Actual
Number of Classes per I 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, both {54, 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, N/A Approx. 185
DTC
Total Students Enrolled, 224 Approx. 50
As ire! Dance
Total Students Enrolled, NIA Approx. 235
Both
Annual Breakdown of DTC Performances and Eventsl Based on 2002 Calendar Year
Number of Weekday N/A 13
Matinees
Number of Weekends N!A 19
with. Performances ~
Lectures and Tributes N/A 4
(Weekends}
''Each weekend counted represents four performances: 7:30pm Friday and Saturday, and
2:OOpm 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).