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Home My WebLink About03-008 UntdStdiosMrtlArt05-27-2003AGENDA STATEMENT PLANNING COMMISSION MEETING DATE: MAY 27, 2003 SUBJECT: ATTACHMENTS: RECOMMENDATION DESCRIPTION: PA 03-008, United Studios of Self-Defense Martial Arts - Conditional Use Permit ~ Report Prepared by: Pierce Macdonald, Associate Planner ~~ 1. Written Statements 2. Plans 3. Parking Study 4. Resolution Approving Recreation/Indoor Martial Arts Studio 5. Non-Residential Security Ordinance requirements 1. Open Public Hearing 2. Receive Staff Presentation and Applicant Testimony 3. Question Staff and the Public 4. Close Public Hearing and Deliberate 5. Adopt Resolution Approving Martial Arts Studio The applicant, Mr. Frank Ley, proposes to establish a martial arts studio named United Studios of Self Defense within a tenant space at 7776 Dublin Boulevard. The tenant space is approximately 2,500 square feet. If approved, the martial arts studio would be used for child, youth and adult martial arts classes, ages 4 and over, with class sizes of 1 to 20 students. The studio will teach Shaolin Kempo style of martial arts. The studio will have two employees. One class will be held at a time. The applicant's written statements are included as Attachment 1. BACKGROUND: The location of the project is within the K.B. Enterprises/Dublin Shopping Center near Golden Gate and Dublin Boulevard (Attachment 2). The parcel is oriented towards the adjacent Orchard Supply Hardware shopping center. The tenant space is only partially visible from the public right of way. The site houses 9 different tenant spaces in four buildings. The site layout consists of two rows of buildings separated by a parking pad in the center. Various businesses occupy the buildings including Music Exchange, Mancini Sleep World, Premier Medical Supplies, a medical lab, and retail or service uses. The project area is within the West Dublin BART Specific Plan Planned Development. The proposed new expansion will occupy space previously used for The Links Bar and Grill. All previous fixtures and equipment have been removed and very little interior or exterior modification is required to house the proposed martial arts studio. The applicant proposes to construct partition walls for two offices and a partial wall to visually separate the instruction room from the entrance. COPIES TO: Applicants In-House Distribution ITEM NO. c~ West Dublin BART Speci ac Plan Pursuant to the West Dublin BART Specific Plan, existing buildings may convert to new land uses consistent with the vision and requirements of the Specific Plan. A new martial arts studio use in an existing building in the West Dublin BART Specific Plan area would require approval of a Conditional Use Permit. The proposed martial arts studio is consistent with the West Dublin BART Specific Plan's designation for the area as Commercial B, which is described as appropriate for smaller-scale uses including entertainment and similar pedestrian-oriented uses. General Plan The proposed martial arts studio is consistent with the Dublin General Plan's designation for this area as Retail/Office. Parkin~lysis City Staff reviewed the existing shared parking condition in the shopping center (Attachment 3). The existing parking lot provides 96 spaces. The required parking for the martial arts studio is 36 parking spaces. With the addition of the proposed martial arts studio, the combination of uses in the shopping center would require 117 spaces, according to the Zoning Ordinance's Off-Street Parking and Loading Regulations. The Zoning Ordinance allows reductions of required parking for individual uses (Section 8.76.OSO.E) and reductions for utilizing shared parking (Section 8.76.OSO.F). In Section 8.76.OSO.E, a reduction in required parking maybe made if a parking study analyzes the parking demand of similar uses, demonstrating that the required standards are excessive and proposing an alternative standard which would ensure that there is not a parking deficiency and that overflow parking would not adversely impact adjacent uses. In Section 8.76.OSO.F, a reduction in required parking maybe made if a parking study demonstrates that a sufficient number of parking spaces will be provided to meet the greatest parking demands of the uses sharing the parking to ensure that there will not be a deficiency; that evidence is provided that the uses do not conflict; and that overflow parking would not adversely impact adjacent uses. Pursuant to Section 8.76.OSO.E, the Traffic Engineer reviewed a Parking Study (Attachment 3) which analyzed the demand generated by similar uses and found that the demand is less than parking required in the Zoning Ordinance. In addition, the prior experience of other United Studios businesses demonstrated that the required parking standard for martial arts was excessive in this case. The Traffic Engineer found that the proposed alternative parking standard in the Parking Study was appropriate because it linked parking demand to the number of students and employees. The Traffic Engineer determined that the alternative standard would ensure that there would not be a parking deficiency and that overflow parking would not impact any adjacent use because, as conditioned, the martial arts studio is limited to 26 students and two employees at any one time. Pursuant to Section 8.76.OSO.F, the Traffic Engineer reviewed the shared parking analysis in the Parking Study for the multiple uses in the shopping center which recommended an 11 % reduction (13 spaces) of off-street parking required by the Zoning Ordinance. The Traffic Engineer determined that the reduction would leave a sufficient number of parking spaces to meet peak (greatest) parking demands of the shopping center and would ensure that there would not be a parking deficiency because the other uses have different hours of operation and different peak business time periods. The Traffic Engineer determined that the shared parking would not adversely impact any adjacent use because the expected Page 2 parking demand could be absorbed by the existing shopping center parking configuration (see Attachment 3 for a more detailed discussion). The City's Traffic Engineer reviewed the shortage of 21 parking spaces. The City Traffic Engineer determined that a reduction of 11% (13 spaces) for shared parking by multiple users and a reduction on the parking requirement for the martial arts studio through limiting class size and employees, would satisfy the parking demand in the shopping center. A recommended Condition of Approval would limit class size to 26 students and to two employees at any one time (see Condition of Approval 1 in the attached draft resolution). Therefore, Staff recommends a parking reduction for the martial arts studio from 36 parking spaces to 28 spaces, based on limiting students to 26 and limiting employees to two. In addition, Staff recommends a parking reduction for the shopping center from 109 to 96 spaces, based on the shared parking condition. Protect Desi,~n and Development Very few exterior changes are proposed for the new expansion. Signage consistent with the existing Master Sign Program of the shopping center is proposed. According to the West Dublin BART Specific Plan, the purpose and intent of the design guidelines are to direct new construction and major remodels. Development and urban design guidelines in the Specific Plan are not applicable due to the small scale of the interior changes to the building. If approved, the project would be subject to a Building Permit issued by the Building and Safety Division Zoning Ordinance: To approve a Conditional Use Permit, the following findings must be made: the proposed use is compatible with other land uses, transportation and service facilities in the vicinity; 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; will not be injurious to property or improvements in the neighborhood; will have adequate provisions for public access, water, sanitation, and public utilities and services to ensure that it would not be detrimental to the public health, safety and welfare; and the site is physically suitable for the type, density and intensity of the use and related structures being proposed. Staff recommends that the preceding findings can be made in the affirmative. In addition, the proposed project has been reviewed by all appropriate departments and agencies, and Conditions of Approval have been incorporated to ensure that the project would operate consistent with the Conditional Use Permit findings. NOTICING: In accordance with State law, a public notice was mailed to all property owners and occupants within 300 feet of the proposed project, to advertise the project and the upcoming public hearing. A public notice was also published in the Valley Times and posted at several locations throughout the City. To date, the City has received no contact or objections from surrounding property owners or tenants regarding the current proposal. ENVIRONMENTAL REVIEW: This project has been found to be Categorically Exempt from CEQA under Section 15301, Class 1 of the California Environmental Quality Act Guidelines, Existing Facilities, because the project consists of the minor interior improvements within an existing approximately 2,500 square foot tenant space. Page 3 RECOMMENDATION: Staff recommends that the Planning Commission open the Public Hearing; receive Staff's and the applicant's presentations; take public testimony; question Staff and the applicant; and adopt a Resolution approving the request for a Conditional Use Permit to establish a martial arts studio into an approximately 2,500 square foot vacant tenant space at 7776 Dublin Boulevard and to approve the parking reductions, subject to the attached Findings and Conditions. G:1PA#12003\03-008staffreport052703a. DOC Page 4 General Information: PROJECT: PA 03-008 United Studios of Self-Defense Martial Arts - Conditional Use Permit PROJECT DESCRIPTION: The applicant, Mr. Frank Ley, proposes to establish a martial arts studio named United Studios of Self Defense within a lease space at 7776 Dublin Boulevard. The lease space is approximately 2,500 square feet. If approved, the martial arts studio would be used for child, youth and adult martial arts classes, ages 4 and over, with class sizes of 1 to 20 students. The studio will teach Shaolin Kempo style of martial arts. The studio will have two employees. One class will be held at a time. LOCATION: 7776 Dublin Boulevard, Dublin, CA 94568 APN 941-1500-015-19 ENVIRONMENTAL REVIEW: This project has been found to be Categorically Exempt from CEQA under Section 15301, Class 1 of the California Environmental APPLICANT PROPERTY OWNER: Quality Act Guidelines, Existing Facilities, because the project consists of the leasing of an approximately 2,500 square foot, existing tenant space. Frank J. Ley United Studios ofSelf-Defense 2547 Paddock Drive San Ramon, CA 94583 Brooks Mothorn John Cumberland and Associates 1330 N. Broadway Suite 200 D Walnut Creek, CA 94596 Page 5 United Studios of Self Defense 254? Paddock Dr. San Ramon, CA 94583 April 28, 2003 Pierce Macdonald, In response to your request for more information with respect to our application for opening a new business in Dublin I have prepared the following. Since we are a new business we have no students (clients) at this time. We plan to market our new location with the goal of reaching one hundred students within three to six months. Class size varies based on age and skill level. I will attempt to outline what we expect based on other USSD locations. We offer private instruction that consists of one to four students and runs for thirty minutes. To complement that all students receive group classes that last between forty-five minutes to an hour and can have between five to twenty students in them. Class schedule is based on enrollment and will look something like this. Ages four thru seven on Tuesday and Thursday from 4:45 pm to 5:30 and Saturday from 10:00 to 10:45am. Ages eight to twelve on Monday And Wednesday from 5:30 to 6:15 and Saturday from 12:00 to 12:45pm. And ages thirteen and up on Monday thru Thursday from 7:00 to 8:OOpm. Our standard hours of operation are outlined on our first letter and are, Monday thru Thursday from 12:00 to 9:OOpm, Friday from 12:00 to 6:OOpm, and Saturday from 9:OOam to 3:OOpm.The type of instruction is verbal with demonstration by a fully qualified instructor in the Shaolin Kempo system of martial arts. United Studios of Self Defense requires all instructors to attend and graduate from our Academy of Professional Martial Arts Instructors prior to placement as an instructor in one of our studios. The Chief Instructor for this location is John Cunningham. Besides being a graduate of our Academy, for the past ten years John has been the Chief Instructor and co-owner of our San Francisco location. He is the recipient of an award from the honorable mayor of that city for his work in that community. As far as the previous use, the landlord's agent has informed me that it was a store called Leisure Living and Patio. They sold patio furniture and spas. Sincerely ,~~~ Frank J. Ley Regional Vice President Northern California ~i~G~11/E[~ t~PR ~ 8 2003 DUBLIN PLANNING . . . . . . . . . . . . . . . . . . . . . . . ATTACH ~ ENT ~. r United Studios of Self Defense 2547 Paddock Dr. San Ramon, CA 94583 February 26, 2003 To Whom It May Concern:, United Studios of Self Defense is proposing to open a new {ovation in the city of Dublin CA. We specialize in high quality martial arts instruction for men, women and children from the age of four and up. fn addition we sell related items such as uniforms, exercise and training equipment, apparel, videos and books. This will be an owner-operated location and we will have no employees. Our hours of operation will be 12:00 to 9:00 pm. on Monday thru Thursday, 12:00 to 6:00 pm. on Fridays and 9:00 am. to 5:00 pm. on Saturdays. United Studios of Self Defense was first established in 1968. We have found that when studied property the martial arts improve individuals in many ways. Besides the obvious benefits of fitness and self-defense, students develop confidence, patience, discipline, and many other character traits that make them a better person. That is the ultimate goal, to be a better person than you were yesterday. Respect, etiquette and good citizenship are stressed. In addition we believe in community involvement. For instance, holding fundraisers for loyal charities, or donating services for auctions to raise money for a worthy cause. -Supporting local law enforcement is another way we like to contribute to the communities we're in. For instance, by offering special training packages to police and sheriff employees. Or by hosting an abduction prevention class in tandem with police officers and offering fingerprinting and identification services for local residents. After thirty-five years in business, and over 130 locations nationally, we can definitely say that we cause absolutely no disturbance to sun-ounding residents or businesses. In fact we are always well received. I can also state with certainty that we in no way affect the health or safety of those residing or working in the vicinity in a negative way. That is exactly what we are all about, health and safety. Furthermore, since we are a very environment friendly business we will not have any negative impacts on surrounding property. Nothing we do can have any affect on transportation systems, or existing improvements in the neighborhood. Finally, our proposed location is not located on a hazardous waste and substance site. Sincerely ~~~~ Frank J. Ley ~~~~IVE~ MAR 0 3 2003 Regional Vice President Northern Califorr~BLIN PLANNING A . ~ j ,.~~,~ S ~ _.~_~ rf "'~.' --- I . ,.-.i-- ~ ~ ~___~___. , _ ~ ~.._.- . ___ ~ i T..__.....-- , ~ ~._ ~ _ ~ _..._ r" , ~ _ i _ I f _ _ _....._ 1__- r-- ~ _ ;--- j --~ __ - _ _ ~-_ _. .r _- k _ i -~ _-__ _ r _ ~ - _ ' ---~~ .... ~ I _ _ ~ Ll~ I I f 1 _ ' ~........ i ~ ~ I .. _. _... -- T ~ ~.. ~ F.. , _ ~ '~ _ i _~ / T I I ~....~, _ J ... I- ~ I ,-~ ----- ~ - f -- ~ ~I _L___ ~ i ~ - -- ~ -._ ~ I ___ _ t ~ I~ . _ ~~ ~ __- ~- ~ ~ ~ - i - , i .- __ - l _ I _ _ _ ~ - _-_ - ! - - ~ _ ~ ~ ( _ ~ i I i i j i ~ I i f i I I I I I~ __ _.~ . --- - --- .~... __~_ 1 ~. 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' -~~. - N Pa IYNOfDdtl Y 'tl0 31YD NdOlOD 'NMiB 'OA1B NIIBIID cll r r ~e A~ -I # ~ o.W tl3l N3D DNIdd DNS NIlBDO ~ ~ ~ 1 Y S C; H P '~ Y'B'Y SON107/IIB 9 Sl N3M3AOBdWI 3115 N ~ r Iq ~ / W:. r U : O y / °~ J ~~~ ~~-~ 5 '-I-v>I~1.~ %x'17 o u : 1458 1 ~OY~ 1~ ~.I r 1r i ~ z z r ~ d '~ Ei:' r r ,~ o ~; , ~ ~ .' ~ ~. 6' d ~ d ms~~ # W ~ ~ 0 ~' o n ~~ ~~ ~o so ~: ~~z o ~ ~.~~ United Studios of Self Defense 7776 Dublin Boulevard Parking Study Prepared by the City of Dublin Public Works and Community Development Departments May 21, 2003 ATT!~~H~IENT 3 United Studios of Self Defense 7776 Dublin Boulevard Shared Parking and Hours of Operation Analysis Monday to Friday: The proposed martial arts use would primarily occupy the MID and PM time period slots. The applicant expects the busiest time to be the PM, between 6 and 9 p.m., Monday through Friday, when prospective students have finished school or work. As shown in Table 2., Hours of Operation, currently the PM time slot generates only 17% of the daily parking demand in the shopping center. If the project is approved, the greatest parking demand in the shopping center (approximately 25.6 % of the entire demand) would occur during the PM time period, Monday to Friday. The majority of tenants are closed for business between 6 p.m. and 7 p.m. at night (Music Exchange, Salon Technology, Photo Hub, and Fancy Styles). This represents approximately 25% of the parking demand. City Staff anticipate that the proposed uses of dental offices, medical supplies retail, and the vacant tenant space, approximately 15% of the parking demand, would have similar hours ending between 6 p.m. and 7 p.m. for a total of 40% unoccupied during the PM time period. The difference between the proposed use's demand and the existing PM parking availability is 14% available. All of the businesses in the shopping center are open during the MID time period. According to the applicant, similar businesses as United Studios use this time period for private instruction, in groups of 1- 4, and this time period would not generate peak parking demand. Two existing businesses do not accept "walk-in traffic" (Western Pathology and Salon Technology) or approximately 22.6% of the shared parking demand. This would likely offset the peak MID time period parking demand for many of the uses in the shopping center. Weekends: The proposed Martial Arts Studio would be open for business during the AM and MID time periods on Saturday. There are no classes on Sunday. Two businesses are not open for business on Saturday (Photo Hub, Western Pathology). This represents approximately 28% of the parking demand. One business is not open in the AM period on Saturday (Music Exchange). This represents 9% of the parking demand on Saturday mornings. Determination Based on the review above, the following determination maybe made. The proposed martial arts studio would represent a large percentage of the required parking in the Dublin Shopping Center. An equal or greater percentage of parking demand would be reduced by businesses that are not open during the martial arts studio's peak demand times. A significant percentage (22.6%) of the MID time period demand is generated by businesses that do not allow walk-in traffic on a daily basis, and 28% is for businesses that are not open on Saturday. City Staff determine that a reduction for shared parking among multiple uses of 11% is appropriate and will not create a parking deficit or impact adjacent properties. Page 1 s~ ra ~ ~ ~ ~ ~ 4. ~ 0 0 ~ ~ O C/] ~ 'C `Q^ ~~ W . ~y iI-_~II a ~ Q ~ ~ ~. ~ d a Q ~~ b w a ~Q ~~ ~~ ~. ~~ H ~ ~ ~. ~ ~a O -~ Q o ~ ~ ice. ~ 3¢ 0 x N a ~ ~ Q [~ -~ N (~ 0. Q ai ~' b O ~¢ a Q ~~ b~ ~ ~ ° 0 \ ~ \ o ~p 0 ~O c a c ~ M ~ ~ U ,~ N ~''~ V1 ~D ~ _ X ~ ~ b V--I • i-I ~ O O V 0 ~ V • ICI z ~ ~ ci a~..~ w a 3 > a ca 0 :o II T n n _~ II 5 T n p I ti N N on a United Studios of Self Defense 7776 Dublin Boulevard Reduction of Parking for An Individual Use Analysis Under Section 8.76.080 of the Dublin Zoning Ordinance, the required number of parking spaces based on gross floor area of the proposed martial arts studio is 36. A reduction of 8 required parking spaces for a total of 28 spaces is reviewed in this analysis. Standard is Excessive: Dublin's Zoning Ordinance requirement for In-door Recreation/Martial Arts Studio is 1 space for 50 square feet of gross floor area and 1 space for 250 square feet gross floor area of office. This parking standard may not be applicable to expected parking demand from the proposed martial arts use and maybe excessive, for the following reasons: - According to the applicant, average class size would be 5 to 20 students and many classes are semi-private, consisting of groups of 1 to 4 students. The applicant has voluntarily agreed to a limit on class size of 26 students and a limit on employees of two employees. Based on this limit, the proposed use would not be expected to generate demand for more than 28 parking spaces, on average. - Parking Standards: PAS Report Number 510/511, published by the American Planning Association, reports that the minimum requirement for parking for martial arts studios, of the zoning ordinances reviewed nationwide, is 1 space per 300. The maximum is 1 space for 100 square feet of gross floor area. The maximum allowance is half as restrictive as that in Section 8.76.080 of the Dublin Zoning Ordinance. - According to the Shared Parking Analysis, the peak demand time for the proposed studio would be between 6 and 9 p.m. when 83% of the parking lot would be unoccupied because of businesses that are not open. Conclusion: This Study recommends an alternative parking requirement that is linked to the maximum number of students and employees. The applicant has voluntarily agreed to a limit on class size of 26 students and a limit of two employees. The proposed use would be expected to generate demand for no more than 28 parking spaces, on average, and would not create a parking deficit or adversely impact adjacent property because parking requirement of 1 space per 50 square feet of floor area is in excess of actual demand. Page 3 United Studios of Self Defense 7776 Dublin Boulevard Table 1., Parking Analysis Building Tenants Gross Square Foota a Parking Re uirement Parking S aces Buildin A Retail 7,512 1 per 400 19 -Mancini S1eepWorld Buildin B-1 Retail and Personal Services 7,092 1 per 300 24 - Music Exchange - Salon Technology - Photo Hub Buildin B-2 Retail and Personal Services 4,165 1 per 300 14 - Vacant - Fancy Styles Salon - Premier Medical Supplies Office 1,675 1 per 250 7 - Dental Group Martial Arts Studio 1,592 1 per 50 32 -United Studios Office 908 1 per 250 4 -United Studios Buildin C R&D Laboratory 4,500 1 per 300 15 -Western Pathology Group Office 1,500 1 per 250 6 - Western Pathology Group Total 117 11 % Reduction for Shared Parking - 13 Reduction for Individual Use - 8 - Class Limit (-6) - Employee Limit (-2) Total 96 Page 4 RESOLUTION NO. A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN APPROVING ESTABLISHMENT OF A MARTIAL ARTS STUDIO CONDITIONAL USE PERMIT LOCATED AT 7776 DUBLIN BOULEVARD, APN 941-1500-015-19 WHEREAS, the applicant Mr. Frank Ley has requested a Conditional Use Permit to establish a martial arts studio located at 7776 Dublin Boulevard, APN 941-1500-015-19; and WHEREAS, the Planning Commission held a properly noticed public hearing on said application on May 27, 2003; and WHEREAS, a parking study was conducted which analyzed a reduction in Zoning Ordinance parking requirements; 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 Categorically Exempt from the California Environmental Quality Act (CEQA), according to Section 15301, Class 1; and WHEREAS, the Planning Commission did hear and consider all said reports, recommendations and testimony herein above set forth and used its independent judgment to make a decision; and WHEREAS, the Planning Commission has found that the proposed project is appropriate for the subject site. NOW, THEREFORE, BE IT RESOLVED THAT the Dublin Planning Commission does find that consistent with the standards and intent of the West Dublin BART Specific Plan, the Purposes of the Planned Development District, the requirements of Conditional Use Permits and the requirements of Section 8.76.050(D) and Section 8.76.050(E) of the Zoning Ordinance (adjustments to the number of parking spaces), the proposed martial arts studio is compatible with other land uses, transportation and service facilities in the vicinity; 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; will not be injurious to property or improvements in the neighborhood; will have adequate provisions for public access, water, sanitation, and public utilities and services to ensure that it would not be detrimental to the public health, safety and welfare; and the site is physically suitable for the type, density and intensity of the use and related structures being proposed because, as conditioned, the martial arts studio is consistent with the property's existing shared parking condition, and the following reasons: a. The proposed martial arts studio allows an existing building to convert to uses consistent with the vision and requirements of the West Dublin BART Specific Plan, Goal 10 (page 7). b. The proposed martial arts studio is consistent with the West Dublin BART Specific Plans designation for the area as Commercial B, which is described as smaller-scale uses including ATTA~H~IENT ~ entertainment and similar pedestrian-oriented uses. The proposed martial arts studio is consistent with the Dublin General Plan's designation for this area as Retail/Office. d. If approved, the project would be subject to a Building Permit issued by the Building and Safety Division and a Fire Permit issued by the Alameda County Fire Department. BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby approve PA 03-008 Conditional Use Permit to allow the establishment of a martial arts studio within an approximately 2,500 square foot existing lease space located at 7776 Dublin Boulevard, APN 941-1500-015- 19, as depicted on Exhibits A and B, stamped approved and on file. BE IT ALSO RESOLVED THAT THE Dublin Planning Commission does hereby approve a reduction in the required parking spaces for United Studios of Self Defense from 36 spaces to 28 spaces, and a reduction of required shared parking spaces for the Dublin Shopping Center, APN 941-1500-015-19, from 109 spaces to 96 spaces. The project approval shall be 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 compliance of the Conditions of Approval: [PL.] Planning, f B1Building_[PO] Police, [PW] Public Works [ADM] Administration/City Attorney, [FIN] Finance, jF] Alameda County Fire Department, [DSRI Dublin San Ramon Services District, [CO] Alameda County Department of Environmental Health. Pi.ANNiNG 1. Class size shall be limited to 26 students at any one time and employees shall be limited to two employees at any one time. Responsible Agency: PL Required By: Ongoing 2. Exterior colors and materials. Exterior colors and materials for the business shall be consistent with existing colors and materials. Responsible Agency: PL Required By: Prior to building permit 3. New Signage. Any new signage shall be subject to the provisions of the Sign Regulations, Chapter 8.84 of the Zoning Ordinance and the existing Master Sign Program approved for the shopping center. Responsible Agency: PL Required By: Ongoing 4. Tenant space shall be used in the manner represented in application plans, written statements and other documents. Responsible Agency: PL Required By: Ongoing 2 GENERAL CONDITIONS 5. Term. Approval of the Conditional Use Permit shall be valid for one year from approval by the Planning Commission. If construction has not commenced by that time, this approval shall be null and void. The approval period for Conditional Use Permit maybe extended six (6) additional months by the Director of Community Development upon determination that the Conditions of Approval remain adequate to assure that the above stated findings of approval will continue to be met. (Applicant/Developer must submit a written request for the extension prior to the expiration date of the Conditional Use Permit.) Responsible Agency: PL Required By: On-going 6. Revocation. The CUP will be revocable for cause in accordance with Section 8.96.020.I of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this approval shall be subject to citation. Responsible Agency: PL Required By: On-going 7. Minor amendments. Modifications or changes to this Conditional Use Permit approval maybe considered by the Community Development Director, if the modifications or changes proposed comply with Section 8.100.080, of the Zoning Ordinance. Responsible Agency: PL Required By:: Approval of Plans and On-going 8. Fees. Applicant/Developer shall pay all applicable fees in effect at the time of building permit issuance, including, but not limited to, Planning fees, Building fees, Dublin San Ramon Services District Fees, Public Facilities Fees, Dublin Unified School District School Impact fees, City Fire Impact fees; Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; and any other fees as required by the City according to Ordinance. Un-issued building permits subsequent to new or revised fees shall be subject to recalculation and assessment of the fair share of the new or revised fees. Responsible Agency: Various When Required: Various times, but no later than Issuance of Building Permits 9. Required Permits. Applicant/Developer shall comply with the City of Dublin Zoning Ordinance and obtain all necessary permits required by other agencies (Alameda County Flood Control District Zone 7, California Department of Fish and Game, Army Corps of Engineers, Regional Water Quality Control Board, State Water Quality Control Board, Etc.) and shall submit copies of the permits to the Department of Public Works. Responsible Agency: Various When Required: Various times, but no later than Issuance of Building Permits 10. Building Codes and Ordinances. All project construction shall conform to all building codes and ordinances in effect at the time of building permit. Responsible Agency: Bldg. When Required: Through Completion 11. Building permits. To apply for building permits, the Applicant shall submit five (5) sets of full construction plans for plan check. Each set of plans shall have attached an annotated copy of these Conditions of Approval, including any attached Special Conditions. The notations shall 3 clearly indicate how all Conditions of Approval will be complied with. Construction plans will not be accepted without the annotated conditions attached to each set of plans. The Applicant will be responsible for compliance with all Conditions of Approval specified and obtaining the approvals of all participating non-City agencies prior to the issuance of building or grading permits. Responsible Agency: B, PL, PW Required By: Prior to issuance of building permits 12. Solid Waste/Recycling. Applicant/Developer shall comply with the City's solid waste management and recycling requirements. Responsible Agency: ADM, When Required: On-going 13. Refuse Collection. The refuse collection service provider shall be consulted to ensure that adequate space is provided to accommodate collection and sorting of petrucible solid waste as well as source- separated recyclable materials generated by the residents within this project. Responsible Agency: PL When Required: Occupancy of Building 14. Water Quality Requirements. All development shall meet the water quality requirements of the City of Dublin's NPDES permit and the Alameda County Urban Runoff Clean Water Program. Responsible Agency: PW, PL Required By: Issuance of Building Permit 15. Hold Harmless/Indemnification. Applicant/Developer shall defend, indemnify, and hold harmless the City of Dublin and its agents, officers, and employees from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Director of Community Development, Zoning Administrator, or any other department, committee, or agency of the City the Conditional Use Permit to the extent such actions are brought within the time period required by Government Code Section 66499.37 or other applicable law; provided, however, that the Applicant/Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Applicant/Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or proceedings. Required By: Through completion of Improvements 16. Construction plans. Construction plans shall be fully dimensioned (including building elevations) accurately drawn (depicting all existing and proposed conditions on site), and prepared and signed by an appropriate design professional. The site plan, landscape plan and details shall be consistent with each other. Responsible Agency: B, PL, PW Required By: Prior to issuance of building permits 17. Hours of construction. All construction shall be limited to take place between the hours of 7:30 a.m. and 6:00 p.m., Monday through Friday, except as otherwise approved by the Director of Public Works. No work shall be done on the weekends or holidays. Responsible Agency: PW Required By: Ongoing 18. Compliance. The Applicant/Property Owner shall develop this project and operate all uses in compliance with the Conditions of Approval of this Conditional Use Permit and the regulations established in the Zoning Ordinance. Any violation of the terms or conditions specified maybe subject to enforcement action. 4 Responsible Agency: PL Required By: Ongoing FIRE PROTECTION 19. A Knox key lock system (2) shall be required. Applications are available at the Alameda County Fire Department, Fire Prevention Division, 100 Civic Plaza, Dublin, CA 94568. Please returnt he complted application with the building plans when you submit for a permit or prior to final inspection for occupancy. (CFC, 2001 Section 902.4, as amended) Responsible Agency: F Required By: Issuance of Building Permit 20. Fire Extinguisher. At least one (1) 2A IOBC portable fire extinguisher for each 3,000 sq. ft. of floor area shall be provided. Travel distance to an extinguisher shall not exceed 75 feet of travel distance. (CFC, 2001, Sec. 1002.1). Fire extinguisher shall be located near the exit. Responsible Agency: F Required By: Issuance of Building Permit 21. A Fire Department permit shall be required. Contact your Inspector at (925) 833-6606 for specific details. The reception area shown on floor plans shall be revised to include shelving and storage to remove all seating. Responsible Agency: F Required By: Issuance of Building Permit 22. Signage is required for the fire sprinkler riser, fire alarm room/panel, electric room/panel, roof access and any location that may require access during an emergency. Responsible Agency: F Required By: Issuance of Building Permit 23. Ventilation must meet the minimum air changes as required by the Building Code. Responsible Agency: F Required By: Issuance of Building Permit 24. Approved numbers or addresses shall be placed on all new and 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. Individual suite numbers shall be permanently posted on the main doors of tenant spaces (CFC, 2001, Section 901.4.4). If rear doors to tenant space are installed, they shall include the numerical address corresponding to the address on the front of the building. Responsible Agency: Required By: POLICE SECURITY F Issuance of Building Permit 5 25. Non-Residential Security Requirements. The development shall comply with the City of Dublin Non-Residential Security Requirements (attached). Security hardware must be provided for all doors, windows, roof, vents, and skylights and any other areas per Dublin Police Services recommendations and requirements. Responsible Agency: B, PO Required By: Prior to Occupancy 26. There shall be lighting at each door. Responsible Agency: B, PO Required By: Prior to Occupancy 27. Addressing and building numbers shall be visible from the approaches to the building. Any future rear exit doors shall display the business name and address. Responsible Agency: B, PO Required By: Prior to Occupancy 28. Exterior landscaping shall be kept at a minimal height and fullness giving patrol officers and the general public surveillance capabilities of the area. Responsible Agency: B, PO Required By: Prior to Occupancy 29. Employee exit doors shall be equipped with 180-degree viewers if there is not a burglary resistant window panel in the door from which to scan the exterior. Responsible Agency: B, PO Required By: Prior to Occupancy 30. Applicant shall keep the site clear of graffiti vandalism on a regular and continuous basis at all times. Graffiti resistant materials should be used. Responsible Agency: B, PO Required By: Prior to Occupancy of first residence 31. The applicant shall work with the Dublin Police on an on-going basis to establish an effective theft prevention and security program. Responsible Agency: B, PO Required By: Prior to Occupancy of first residence DSRSD 32. Requirements and regulations. The Applicant/Property Owner shall comply with all applicable requirements and regulations of the Dublin San Ramon Services District. Responsible Agency: DSRSD. Required By: Ongoing 33. Improvement plans. Prior to issuance of any building permit, complete improvement plans shall be submitted to DSRSD that conform to the requirements of the Dublin San Ramon Services District Code, the DSRSD "Standard Procedures, Specifications and Drawings for Design and Installation of Water and Wastewater Facilities", all applicable DSRSD Master Plans and all DSRSD policies. Responsible Agency: DSRSD. 6 Required By: Prior to issuance of Building Permits 34. Signatures. Prior to the issuance of a building permit, all improvement plans for DSRSD facilities shall be signed by the District Engineer. Each drawing of improvement plans shall contain a signature block for the District Engineer indicating approval of the sanitary sewer or water facilities shown. Prior to approval by the District Engineer, the Applicant shall pay all required DSRSD fees, and provide an engineer's estimate of construction costs for the sewer and water systems, a performance bond, cone-year maintenance bond, and a comprehensive general liability insurance policy in the amounts and forms that are acceptable to DSRSD. The Applicant shall allow at least 15 working days for final improvement drawing review by DSRSD before signature by the District Engineer. Responsible Agency: DSRSD. Required By: Prior to issuance of Building Permits 35. Hold Harmless. The Applicant/Property Owner shall hold DSRSD, its Board of Directors, commissions, employees, and agents of DSRSD harmless and indemnify and defend the same from any litigation, claims, or fines resulting from completion of the project. Responsible Agency: DSRSD. Required By: Ongoing PASSED, APPROVED and ADOPTED this 27th day of May 2003. Planning Commission Chairperson ATTEST: Jeri Ram, Planning Manager PA\2003\03-008\CUP reso 7 1~ ~ ~/, J ~ ~ ~1~ ~~ CITY OF DUBLIN • BUILDING 8s SAFETY DIVISION 100 Civic Plaza, Dublin, California 94568 Website: http://www.ci.dublin.ca.us Phone: (925) 833-6620 Fax: (925)833-6628 NON-RESIDENTIAL BUILDING SECURITY REQUIREMENTS Security Provisions Non-residential building security shall be in accordance with the 9997 Uniform Building Security Code and also with the amendments under the Dublin Municipal Code, Chapter 7.32.230 (see attachment). ATTACH~IEIVT ~ G:U-fandouts\Bldg Security Ordn Cvr (Non-Resd).doc Last Saved 1/23/2003 7.32.230 Section 1020, Appendix Chapter 10, Non Residential Building Security Requirements. -Added. Anew Section 1020 is added to read: 1020 Non Residential Building Security. (a) Addressing. All non-residential buildings /units shall be addressed as follows: (1) Buildings require a minimum of5-inch high numbers displayed on the building. (2) Tenant space numbers shall be a minimum size of 5 inches and be located on all doors. In addition all rear doors or service doors will have the name of the business in 5- inchhigh lettering. (3} There shall be positioned at each street entrance of anon-residential complex having more than one structure, an illuminated diagrammatic representation (map) of the complex that shows the location of the viewer and the unit designations within the complex. . {4) No other number maybe affixed to a structure that might be mistaken for, or confused with, the number assigned to the structure. (5) The assigned address, including the suite number, shall be displayed on all electric meters in accordance with utility company standards. (6) If the building is adjacent to an alley, the number shall also be placed on or adjacent to the rear gate accessing the alley. (7) Buildings with recessed entryway over 2 feet, an additional light must be placed at the entryway to the recessed area. If the recessed area provides access to more than one tenant space the range of units shall be displayed. Page 19 of 27 7.32.230 Section 1020, Appendix Chapter 10, Non Residential Building Security Requirements. -Added. A new Section 1020 is added to read: 1020 Non Residential Building Security. (a) Addressing. All non-residential buildings /units shall be addressed as follows: (1) Buildings require a minimum of5-inch high numbers displayed on the building. (2) Tenant space numbers shall be a minimum size of 5 inches and be located on all doors. In addition all rear doors or service doors will have the name of the business in S- inch high lettering. (3) There shall be positioned at each street entrance of anon-residential complex having more than one structure, an illuminated diagrammatic representation (map) of the complex that shows the location of the viewer and the unit designations within the .complex. (4) 'No other number maybe affixed to a structure that might be mistaken for, or confused with, the number assigned to the structure. (5) The assigned address, including the suite number, shall be displayed on all electric meters in accordance with utility company standards. (6) If the building is adjacent to an alley, the number shall also be placed on or adjacent to the rear gate accessing the alley. (7) Buildings with recessed entryway over 2 feet, an additional light must be placed at the entryway to the recessed area. If the recessed area provides access to more than one tenant space the range of units shall be displayed. Page 19 of 27 (8) Where more than 1 building is accessed by a common street entrance or there are multiple buildings on the same lot, each principal building shall display the number or letter assigned to that building on each corner of the building, as determined by the Building Official. (b) Landscaping. (1 } Shrubs and ground cover shall not directly cover windows and doorways. (2) River rock used near parking lots or commercial buildings shall be permanently affixed. (3) Open space and buildings shall be arranged to afford visibility and opportunity for surveillance by on-site users and passers-by. (4) Barriers, both real and symbolic, shall be designed to afford opportunities for surveillance through the barrier. " (c) Lighting. Lighting ofnon-residential buildings shall at a minimum be illuminated as follows: (1) A site plan shall be provided showing buildings, parking areas, walkways, detailed landscaping and a paint by point photometric calculation of the required light levels. (2) All exterior entrances shall be illuminated with a uniformly maintained minimum level of one foot candles of light between ground level and 6 vertical feet within a minimum radius of I S feet from the center of the entrance between sunset and sunrise. (3) All light switches in public rest rooms or identified for general public use shall be of the style that cannot be turned off or on by users other than staff. (4) Lighting of all exterior areas shall be designed to maximize surveillance and reduce conflicts with building design, mature landscaping, and to minimize glare. (5) Open stairways shall be illuminated with a minimum maintained five-tenths (0.5) foot-candle of light in all landings and stair treads during the hours of darkness. Enclosed stairways and enclosed common corridors shall be illuminated at all times with a minimum maintained one-foot candle of light on all landings and stair treads. (6) Private streets, alleys, and emergency access roads shall be illuminated using the same standards as established for public thoroughfares. (7) Aisles, passageways, pedestrian walkways and recessed areas related to and within a building, a building complex, or providing access to a building or building Page 20 of 27 complex from a parking lot or right of way shall be illuminated with a minimum uniformly maintained minimum level of one foot candle of Light between ground level and six vertical feet between sunset and sunrise. (8) Open parking lots, carports and refuse areas shall be illuminated to a medium level as specified in the IES Lighting Handbook, 1987 application volume, which is a minimum level of I.0 foot-candle of light at ground level between sunset and sunrise. (9) Covered parking lots or covered portions of parking lots shall be illuminated with a uniformly maintained minimLUn level of one foot candle of light between ground level and 6 vertical feet between sunset and sunrise. (10} Parking structures or enclosed or partially enclosed parking lots shall be illuminated with a uniformly maintained minimum level of two foot candles of light between ground level and 6 vertical feet between sunrise and sunset (daylight hours). All light sources required by this section shall be: (a) controlled by a photocell device or a time clock that will turn the lights on at dusk and off at dawn and (b} protected by weather and vandal resistant covers. (d) Garage Type (Vehicle) Doors. Garage-type doors, v~~hich are either rolling overhead, solid overhead, swinging, sliding, or accordion style doors shall conform to the following standards; (1) Wood doors shall have panels a minimum of five-sixteenths (5/16} inch in thickness with the locking hardware being attached to the support framing. (2)Aluminum doors shall be a minimum thickness of .0215 inches and riveted together a minimum of 18 inches on center along the outside seams. There shall be a full width horizontal beam attached to the main door structure which shall meet the pilot, or pedestrian access, door framing within 3 inches of the strike area of the pilot or pedestrian access door. (3) Fiberglass doors shall have panels a minimum density of 6 ounces per square foot from the bottom of the door to a height of 7 feet. Panels above 7 feet and panels in residential structures shall have a density not less than ~ ounces per square foot. (4) Doors utilizing a cylinder lock shall have a lock receiving paint at each outer edge of the door; or, of the door does not exceed 19 feet, a single bolt maybe used if placed in the center of the door with the locking point located either at the floor or door frame header. (5) Doors with slide bolt assemblies shall have frames a minimum of .120 inches of thickness, with a minimum bolt diameter of one half (1/2) inch and protrude at least one and one half (1 '/z) inches into the receiving guide. A bolt diameter ofthree-eighths (3/8) inch may be used in a residential building. The slide bolt shall be attached to the door Paae 21 of 27 with non-removable bolts from the outside. Rivets shall not be used to attach slide bolt assemblies. (6) Padlocks used with exterior mounted slide bolts shall have a hardened steel shackle locking at both heel and toe and a minimum five pin tumbler operation with non- removable key when in an unlocked position. Padlocks. used with interior mounted slide bolts shall have a hardened steel hackle with a minimum 4-pin tumbler operation. (e} Emergency Access (1) Prn~ate roads and parking areas or structures-controlled by unmanned mechanical parking type gates shall provide for police emergency access as follows: (A) An approved Knoxbox or Knox type key switch is to be mounted on a control pedestal consisting-of a metal post/pipe shall be installed at a height of 42 inches and a minimum of 1~ feet (4.6 m) from the entry/exit gate. It shall be located on the driver's side of the road or driveway and accessible in such a manner as to not require a person to exit their vehicle to reach it, nor to require any back-up movements in order to enter/exit the gate. (2) Non-residential multi-tenant buildings utilizing electronic access control systems on the main entry doors, and enclosed retail shopping centers shall provide police emergency access utilizing an approved key switch device or approved Knoxbox which shall be installed as follows: (a} All doors using an electromagnetic type of lock shall install a key switch device within the building's exterior telephone/intercom console or in a control housing consisting of a heavy gauge metal, vandal and weather resistant square or rectangular housing which shall be installed on the top of the control pedestal. An approved Knoxbox or Knox type key switch is to be mounted on the side facing the roadway located within close proximity and in a visible area near the door. (b) Exterior main entry doors of an enclosed shopping center utilizing mechanical door locks shall install a key vault within close proximity and in a visible area near the door. (f) Keying requirements Upon occupancy by the owner or proprietor, each single unit in a commercial development, constructed under the same general plan, shall have locks using combinations that are interchange free from locks used in all other separate proprietorships, or similar distinct occupancies. (g) Exterior Openings. Exterior opening in non-residential buildings shall be as follows: Page 22 of 27 (1) Swinging exterior wood and steel doors shall be equipped as follows: (a) A single or double door shall be equipped with a double or single cylinder deadbolt. The bolt shall have a minimum projection of one (1) inch and be constructed so as to repel cutting tool attack. The deadbolt shall have an embedment of at least three-fourths (3/4} inch into the strike receiving the projected bolt. The cylinder shall have a cylinder guard, a minimum of five pin tumblers and shall be connected to the inner portion of the lock by connecting screws of at least one-fourth (1/4) inch in diameter. The provisions of the preceding paragraph do not apply where: (a) panic hardware is required, or (b) an equivalent device is approved by the authority having jurisdiction. (2) Double doors shall be equipped as follows: (a) The inactive leaf of double door(s) shall be equipped with metal flush bolts have a minimum embedment offive-eighths (5/8) inch into the head and threshold of the doorframe. (b} Double doors shall have an astragal constructed of steel a minimum of .125 inch thick, which will cover the opening between the doors. The astragal shall be a minimum of two (2) inches wide and extend a minimum of one (1) inch beyond the edge of the door to which it is attached. The astragal shall be attached to the outside of the active door by means of welding or with non-removable bolts spaced apart on not more than ten (10) inch centers. {The door to which such an astragal is attached must be determined by the fire safety codes adopted by the enforcing authority.) (3) Aluminum frame swinging doors shall be equipped as follows: (a) The jamb on all aluminum frame swinging doors shall be so constructed or protected to withstand 1,600 pounds of pressure in both a vertical distance of three (3) inches and a horizontal distance of one (1) inch each side of the strike, so as to prevent violation of the strike. (b) A single or double door shall be equipped with a double cylinder deadbolt with a bolt projection exceeding one (1) inch, or a hook shaped or expanding dog bolt that engages the strike sufficiently to prevent spreading. The deadbolt lock shall have a minimum of five pin tumblers and a cylinder guard. (4} Panic hardware, whenever required by the Uniform Building Code or Title 19, California Administration Code, shall be installed as follows; (a) Panic hardware shall contain a minimum of two (2) locking points on each door; or Page 23 of 27 (b) On single doors, panic hardware may have one locking point, which is not to be located at either the top or bottom frame. The door shall have an astragal constructed of steel .125 inch thick, which shall be attached with non- removable to the outside of the door. The astragal shall extend a minimum of six (6) inches vertically above and below the latch of the panic hardware. The astragal shall be a minimum of two (2) inches wide and extend a minimum of one (1) inch beyond the edge of the door to which it is attached. (c) Double doors containing panic hardware shall have an astragal attached to the doors at their meeting point, which will close the opening between them, but not interfere with the operation of either door. (Fire Department approval maybe desired here). (5) Horizontal sliding doors shall be equipped with a metal guide track at top and bottom and a cylinder lock and/or padlock with a hardened steel shackle which locks at both heel and toe, and a minimum five pin tumbler operation with non- removable key when in an unlocked position. The bottom track shall be so designed that the door cannot be lifted from the track when the door is in a locked position. (6} In office buildings (multiple occupancy), all entrance doors to individual office, suites shall meet the construction and locking requirements for exterior doors. (7) Windows shall be deemed accessible if less than twelve (12) feet above the ground. Accessible windows having a pane exceeding ninety-six (96) square inches in an area with the smallest dimension exceeding six (6) inches and not visible from a public or private thoroughfare shall be protected with burglary resistant glazing or other approved methods as determined by the Building Official. (8) Side or rear window of the type that can be opened shall, where applicable, be secured on the inside with either a slide bar, bolt, crossbar, auxiliary locking device, and/or padlock with a hardened steel shackle, a minimum four pin tumbler operation. (9) The protective bars or grills shall not interfere with the operation of opening windows if such windows are required to be openable by the Uniform Building Code. (10) All exterior transoms exceeding ninety-six (96) square inches on the side and rear of any building or premises used for business purposes shall be protected with burglary resistant glazing or other approved methods as determined by the Building Official. (11) Roof openings shall be equipped as follows: Page 24 of 27 (a) All skylights on the roof of any building or premises used by business purposes shall be provided with: (1) Rated burglary resistant glazing; ar (2) Iron bars of at least one-half (1/2) inch round or one byone- fourth (1 x'/4) inch flat steel material under the skylight and securely fastened; or (3) Steel grills of at least one-eighth (1/8) inch material with a maximum two (2) inches mesh under the skylight and securely fastened. (12) All Hatchway openings on the roof of any building or premises used for business purposes shall be secured as follows: (a) If the hatchway is of wooden material, it shall be covered on the inside with at least sixteen (16) U.S. gauge sheet metal, or its equivalent, attached with screws. (b) The hatchway shall be secured from the inside with a slide bar or slide bolts. (Fire Department approval maybe desired.} (c) Outside hinges on all hatchway openings shall be provided with non- removable pins when using pin-type hinges. (13) All air duct or air vent openings exceeding ninety-six (96) square inches on the roof or exterior walls of any building or premises used for business purposes shall be secured by covering the same with either of the following: (a) Iron bars of at least one-half (1J2) inch round or one by one-fourth (1 x '/4) inch flat steel material spaced no more than five (5} inches apart and securely fastened; or (b) Iron or steel grills of at least one-eighth (1/8) inch material with a maximum two (2) inch mesh and securely fastened. (c) If the barrier is on the outside, it shall be secured with bolts which are non-removable from the exterior. (d) The above must not interfere with venting requirements creating a potentially hazardous condition to health and safety or conflict with the provisions of the Uniform Building Code or Title 19, California Administrative Code. Page 2~ of 27 (14) Exterior roof ladders shall not be permitted. (15) There shall be no exterior electrical or phone panels. (16) Separation walls for individual tenant spaces housed within a common structure shall be solid and continuous from the structure's foundation to roof. (17) Intrusion Devices. (a) If the enforcing authority determines that the security measures and locking devices described in this chapter do not adequately secure the building, due to special conditions, he/she may require the installation and maintenance of an intrusion device (burglar alarm system). (h) Parking structures. (1) Parking structures shall be designed to restrict unauthorized access. (2) Outside stairwells shall be open and not obstructed from view (3) Security telephones with monitoring capability shall be located on every level adjacent to pedestrian ingress/egress points. If pedestrian ingress/egress points are more than 200 feet but less than 300 feet apart, additional security telephones shall be located at the midpoint between pedestrian ingress/egress points. If pedestrian ingress/egress points are more than 300 feet apart, security telephones will be located at 100 intervals. Security telephones shall be visible from all vehicular and pedestrian ingress/egress points and identified with appropriate signage. (4) Blind corners shall be provided with shatterproof convex mirrors to improve visibility for both operators of vehicles and pedestrians. (i) Elevators Elevators shall be designed as follows: (a)Elevator cabs, the interiors of which are not completely visible when the door is open from a point centered on the 36 inches away form the door shall have shatter resistant mirrors or other equally reflective material so placed as to make visible the entire elevator cab from this point. The elevator cab shall be illuminated at all times with a minimum maintained 2 foot candles of light at floor level. (j} Stairways Except for private stairways, Stairways shall be designed as follows: (a) Interior doors shall have glazing panels a minimum of 5 inches wide and 20 inches in height and meet requirements of the Uniform Building Code. Page 26 of 27 (b) Areas beneath stairways at or below ground level shall be fully enclosed or access to them restricted. (c) Enclosed stairways shall have shatter resistant mirrors or other equally reflective material at each level and landing and be designed or placed in such manner as to provide visibility around corners. Page 27 of 27