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5.2 PCSR Site Dev Review Permit-CVS
i9///"��='=� psi STAFF REPORT V �� PLANNING COMMISSION O�LI�R��� DATE: March 14, 2017 TO: Planning Commission SUBJECT: PUBLIC HEARING: Site Development Review for 7201 Regional Street PLPA-2016-00038 Report prepared by Robert Paley, Assistant Planner and Amy Million, Principal Planner EXECUTIVE SUMMARY: The Applicant has requested Site Development Review Permit approval for exterior changes to an existing 60,111 square foot retail building located at 7201 Regional Street that is currently occupied by CVS. The application includes a proposal to create three individual store fronts, modify the building façade, new trash enclosure in the rear of the building, repave and restripe the parking lot, and refresh the existing landscape planters located in the parking field between the building and Regional Street. RECOMMENDATION: Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Disclose ex parte contacts; 3) Open the public hearing; 4) Take testimony from the Applicant and the public; 5) Close the public hearing and deliberate; and 6) Adopt a Resolution approving a Site Development Review Permit for exterior changes to an existing 60,111 square foot retail building and associated site improvements at 7201 Regional Street. Alt .■r, Ea bmitted By R- ie -• By Principal Planner Assistant Community Development Director COPIES TO: Applicant File ITEM NO.: 5, 1 Page 1 of 8 DESCRIPTION: The project site is located at 7201 Regional Figure 1: Project Site Street and within a portion of a larger , r•., - —t-l-• ' ^ii'' r 1 ' ' shopping center near the intersection of - 7''Jr.. . - is 4. Dublin Boulevard and Regional Street. " '. °=-'t _ ' '`' ° ,+i• �� ' Access to the shopping center is provided ., PP 9 P .,,. , `: t from multiple driveways on Dublin ' ', , °Ama t. .- \ ' . Boulevard, Amador Valley Boulevard and A Target 4. Regional Street. The shopping center is . , } , .. _ comprised of nine individually owned "'� " ` • . Project Site i: i parcels (Figure 5 below). The 5-acre project '`,i_ , d - ; : ./ ,..'t_ site that is the subject of this staff report, i , _• i a"-:. - includes an existing 60,111 square foot , _ ` '.; x retail building currently occupied by CVS, -', - iA ,' To �-� N, and a portion of the parking lot that serves o •;' Ei I- - m ♦..J r .�. .:±71.7 Y�� the overall center. The project site is located :� within the Downtown Dublin Zoning District ..:� .' . '.... - 4 - -. o° Dublin tfd' - Retail District and depicted in Figure 1. - _ The shopping center was originally approved by Alameda County and constructed in 1972, before Dublin was incorporated as a City. The shopping center is comprised of retail and service uses including several large format tenant spaces (99 Ranch Market, CVS, Savers, and the former Sports Authority) as well as several smaller retail/service establishments, two banks, a gas station, and a recycling center. The Applicant, Browman Development Company, is currently requesting approval of a Site Development Review (SDR) Permit for facade modifications to their building and related site improvements which include repaving and striping their portion of the parking lot, a new trash enclosure painted a neutral color to match the building, and replanting or refreshing the existing planting areas within the portion of the parking between the building and Regional Street. The SDR Permit for this project is within the authority of the Community Development Director (DMC Chapter 8.104). The Community Development Department issued a public notice of the intent to approve this SDR Permit. The City received comments from 17 concerned Dublin residents as further discussed later in this staff report (Attachment 1). Due to the level of community interest in this project, the Community Development Director has referred the application to the Planning Commission for action in accordance with DMC Chapter 8.96.020.C.1. ANALYSIS: Building Design The building is currently designed for use by one single tenant. The proposed project will create three new storefronts, shown as Tenant Spaces A, B and C on the attached project plans which are included as Exhibit A to Attachment 2. Tenant Space Square Feet TENANT Space A 21,469 Unknown Space B 10,000 Daiso (Retail) Space C 28,642 CVS (Retail) 2 of 8 Figure 2: Proposed Facade =k • EN • .TANT SIGN • • PROPOSED ELEVATION The exterior alterations to the front of the building include removal of the mansard roof, the canopy that covers the length of the existing frontage, and the columns that support the canopy. In addition, the low wall that runs the length of the frontage, which was originally built for a previous tenant to accommodate shopping carts, will also be removed. Removal of this feature will provide for approximately 12 feet of sidewalk/pedestrian area between the drive aisle and the building. The Applicant is proposing a variety of architectural enhancements which will include varying the parapet heights of each storefront, adding new materials, introducing a new color pallet that will complement the other buildings in the shopping center, and will also provide articulation and depth to the building by offering protruding entryways against a recessed façade (Figure 2). These features will update and enhance the appearance of this building while also complementing the varied architecture of the surrounding buildings. The proposed building entryways and facade are intended to complement the Figure 3:Former Sports Authority Building recent improvements to the former Sports - Authority (Figure 3) as well as relate to the other existing buildings in the shopping center. The proposed materials include a •"( 1 t. cement plaster system over the existing `I' ` concrete masonry blocks with each new storefront painted a separate color. The i new storefronts would be comprised of ° aluminum frames, windows with a clear finish, and quartz grey decorative i metal screens that will act as faux awnings ' — -_ (Attachment 2, Exhibit A, Sheet A3). :41 The project includes unique design features while still retaining elements of the building that make it consistent with the Downtown Dublin Specific Plan as well as the other buildings within the shopping center. The façade improvements include muted tones and natural colors and at least 50% of the façade surface for each storefront consists of windows and glass doors. The new facade will also provide prominent entries with distinctive architectural features in addition to multiple materials, textures, and colors that break up the building mass. Tenant Space A will include an attached semi-circular cement plaster awning over the entryway that is approximately 72 feet long by 10 feet wide and supported by 2 cement plaster columns that frame the doorways. The building will be painted a soft yellow tone, with white trim at the base and roof line as well as the canopy and columns. Tenant Space B will feature black and grey striped fabric awnings framing a cement plaster entryway painted white, and the building will be painted an olive green with white trim at the roof line. Tenant Space C will be painted a muted copper color, and will include elements from each of the other storefronts, including the 3 of 8 soft yellow tone of Tenant Space A applied to decorative Figure 4: Existing Plaza cement plaster tiling and white cement plaster columns 1, framing the entryway. 1l1. Site Enhancements ►�'"ac"r"��r;�; - �Ytb As previously mentioned, the Applicant proposes to remove the canopy and support columns as well as the low wall along the front of the building. The removal of t these features will provide a new, wider pedestrian cirlf , pathway that will improve the connection to the plaza I located immediately south of the building between Aaron ` ; Brothers and Savers (Figure 4). This wider walkway will also provide better interaction between the pedestrians ' .I I - - ion_the shops. ' �-- �-- y The Applicant is proposing new and rehabilitated landscaping in existing parking lot planters generally located between the building and Regional Street (Figure 5). The proposed landscaping is compatible with the recent improvements to the landscaping found on the former Sports Authority property. All of the parking lot landscaping on the subject parcel is proposed to be refreshed with additional plantings (if the existing trees are healthy) or replaced with new trees, shrubs, and groundcover. Cork Oak and Zelkovia trees are proposed for the parking lot landscaping and for the planter strips within the property boundary that front onto Regional Street. These planter areas will also be refreshed with shrubs and Pink Flower Carpet Rose ground cover. The Applicant is also proposing to repave and stripe the entire portion of the parking lot on their parcel. Please refer to the Landscape Concept sheet (Exhibit A to Attachment 2, Figure 5: Proposed Landscape Area Sheet Li) for additional details and further depiction of the proposed boundary for improvements. r At 4 * *** Public Comment °w 4‘;', The City received comments about the project from 17 GroJnekover..Verrela lornardraT.rnr,.rn Bel,'∎ residents. While generally supportive of the proposed � ® �I façade improvements, the residents expressed a desire `! _ for the project to include pedestrian friendly ; __= improvements including a pedestrian connection to •''."v Regional Street and a plaza or gathering space. - -, The improvements requested by the public are ; 4 �ao,r. consistent with the overarching goals of the Downtown Dublin Specific Plan (DDSP). The DDSP provides both ,„ %� '�' _ rr»deaa. rno.m�T 1 ,„ . development standards that must be met, and design Vmk Flew,Caper Ru, guidelines which have more flexibility and are encouraged or discouraged rather than required or prohibited. For example, Guiding Principal 3.3.2 of the DDSP - Retail District is to "[i]dentify ways to improve/enhance non-vehicular and vehicular circulation and connections that are pedestrian friendly, particularly in areas that contain large, expansive parking lots." The specific plan further encourages the creation of pedestrian gathering places. In applying the standards of the DDSP, consideration is given to the intent of the Specific Plan, and balancing those goals with the proposed improvements, and the financial feasibility of the project. The scope of a project, location of the improvements, and the site's context are important pieces to the puzzle. It may not be realistic or desirable to require certain improvements in every project in the Downtown. The DDSP includes policies 4 of 8 which require developers to provide substantial community benefits, such as plazas and gathering places, with larger projects. For smaller projects, such as façade remodels, certain improvements may not be feasible, but the project may still contribute to incremental improvements to the Downtown. Staff worked with the applicant early in the review process to incorporate a pedestrian path directly to Regional Street. However, the applicant raised concerns about the cost of these improvements given the existing pedestrian connections to Dublin Boulevard and Amador Valley Boulevard. City Staff considered his concerns against several factors, including pedestrian access routes and the location of public transportation. The shopping center currently provides pedestrian connections to Dublin Boulevard and Amador Valley Boulevard. Staff has included a condition of approval requiring the applicant to repair the existing pathway connecting to Amador Valley Boulevard, ensuring that it meets current standards (Condition #33). The closest public transit stops are located on Dublin Boulevard which is served by existing pathways. As discussed earlier, the shopping center also has an existing pedestrian scale plaza located south of the subject building (Figure 5 above). The project proposes to enhance the pedestrian connection in front of the building by increasing the sidewalk width to approximately 12 feet wide. This improvement will help to activate the plaza and better facilitate greater pedestrian connectivity through the shopping center from Dublin Boulevard to Amador Valley Boulevard. The proposed project complies with the DDSP with its façade improvements, parking lot and landscape improvements and pedestrian enhancements along the front of the building. Therefore, staff recommends that the Planning Commission adopt the Resolution, included as Attachment 2, approving this SDR Permit. Additional Steps to Achieve the Specific Plan Goals City staff is actively seeking ways to implement the vision of the DDSP and address the comments expressed by the community regarding the need to create a more pedestrian friendly downtown, as well as providing gathering spaces. The following is an overview of several current and ongoing efforts: Figure 6:Parcel Map Collaboration with the Shopping Center's Property ; '; !* Owners 14, e•.-," As previously mentioned, this shopping center is comprised of 9 parcels that are all individually owned '1 a • Fi ure 6). The configuration of the shopping center's ( 9 )� 9 pp� g parcels, multiple property owners and the Covenants, �'�.c1. • Conditions and Restrictions (CC&Rs) provide a number •','. v'��' . ' f, r of challenges for improvement to the center. For . �;' , .` 4 * • example the CC&Rs limit the types of uses allowed, do � t. not allow any buildings or structures in the designated common areas/parking areas, do not allow buildings or structures within 60 feet of the perimeter of the parcels, and require 93% owners to agree to any changes to the •CC&Rs. Understanding these challenges, the City's *4_--14 "" Economic Development Division and Community r �''� 6 .. Development Department have been collaborating with r r these property owners in an effort to encourage '��'! ;, changes that implement the vision of the DDSP as well '4, c as enhance the economic viability of the shopping center. 5 of 8 The City's goal is to facilitate the property owners working together to make comprehensive improvements to the site and the buildings, create a cohesive and welcoming branding for the shopping center and to amend the CC&Rs for such things as expanding the allowed uses and allowing pad buildings along the street frontages that could make it financially viable to include additional gathering places and pedestrian connections. City of Dublin Parks and Recreation Master Plan The City of Dublin Parks and Recreation Master Plan identifies the need for an additional public gathering place in the Downtown with the designation of a future Downtown Plaza of 0.50-0.75 acres in size. The Master Plan states that "[t]his park can provide a small public space within the 284-acre Downtown Dublin Specific Plan area that would serve as a public gathering space in this bustling commercial and residential district. The Downtown Plaza could include benches and seating, public art, historic resources, a small performance space, or other elements that are appropriate to a small, vibrant urban space." The location for the city-owned Downtown Plaza has not yet been determined; however, the City is actively looking for opportunities to implement the vision of the Master Plan. Downtown Dublin Streetscape Plan The Community Development Department has recently initiated a process to create a Downtown Dublin Streetscape Plan for the area. The streetscape plan will support implementation of the community's vision as set forth in the DDSP. The focus of the streetscape plan will be to strengthen the identity of the downtown and identify improvements to enhance the pedestrian experience. Future Projects City Staff are actively working with other property owners and developers who have expressed interest to improve and/or expand their developments, to include amenities and features that will achieve the goals and intent of the DDSP. This includes looking for opportunities to create pedestrian plazas and a future City owned park plaza as described in the Parks and Recreation Master Plan. ENVIRONMENTAL REVIEW: The project is located within the Downtown Dublin Specific Plan area, which was the subject of an Environmental Impact Report (EIR), State Clearinghouse number 20100022005. The Downtown Dublin Specific Plan Final EIR was certified by City Council Resolution No. 08-11 dated February 1 , 2011 . Pursuant to the California Environmental Quality Act (CEQA) Guidelines section 15168(c)(2), the proposed project was examined to determine if another environmental document should be prepared. The project involves no expansion of the existing commercial building, but includes only architectural modifications and minor site enhancements. There is no substantial evidence in the record that any new effects would occur, that any new mitigation measures would be required, or that any of the conditions triggering supplemental environmental review under CEQA Guidelines section 15162 exists. CONSISTENCY WITH THE GENERAL PLAN AND ZONING ORDINANCE: The General Plan designation is Downtown Dublin Zoning District - Retail District. The project has been reviewed for compliance with policies contained in the Community Design and Sustainability Element of the General Plan, including those related to building and site design, gathering and open space areas, and parking and circulation. 6 of 8 The project is consistent with Development Regulations for this zoning district as described in Downtown Dublin Specific Plan and Dublin Municipal Code. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, and Dublin San Ramon Services District have reviewed the project and provided Conditions of Approval (Attachment 2) where appropriate to ensure that the project is established in compliance with all local ordinances and regulations. NOTICING REQUIREMENTS/PUBLIC OUTREACH: In accordance with State law, Public Notices of the Community Development Director's pending action and the Planning Commission meeting was mailed to all property owners and occupants within 300-feet of the proposed project. The Public Notices were also published in the East Bay Times and posted at several locations throughout the City. A copy of this Staff Report was provided to the Applicant. Since the initial public notification period starting on January 27, 2017, the Community Development Department has received 20 comments from 17 individual Dublin residents (Attachment 1). The comments focused on the desire to facilitate a more pedestrian friendly downtown, including the need for more connectivity between the public right of way and the shops located at the project site, as well as a public gathering space. ATTACHMENTS: 1) Public Comments 2) Resolution approving a Site Development Review Permit for exterior changes to an existing 60,111 square foot retail building and associated site improvements at 7201 Regional Street, with the Project Plans attached as Exhibit A. 7 of 8 GENERAL INFORMATION: APPLICANT/: Vic De Melo, Vice President, Browman Development Company, Inc., 1556 Parkside Dr. Walnut Creek, CA 94596 PROPERTY OWNER: BDC Atwater, L.P., c/o Browman Development Company, Inc., 1556 Parkside Dr. Walnut Creek, CA 94596 LOCATION: 7201 Regional Street ASSESSORS PARCEL NUMBER: 941-0305-016 GENERAL PLAN LAND USE DESIGNATION: Downtown Dublin Specific Plan — Retail District SPECIFIC PLAN LAND USE DESIGNATION: Downtown Dublin Specific Plan — Retail District SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North DDZD Downtown Dublin - Retail District Commercial/Shopping Center South DDZD Downtown Dublin - Retail District Commercial/Shopping Center East DDZD Downtown Dublin - Retail District Commercial/Shopping Center • West DDZD Downtown Dublin - Retail District Commercial/Shopping Center 8 of 8 Public Comments ATTACHMENT I Robert Paley From: Gayle < Sent: Tuesday, January 31, 2017 12:39 PM To: Robert Paley Subject: Dublin Robert, Hope that plans move forward to update Regional Drive. Thanks, Gayle Petri Sent from my iPhone 1 Robert Paley From: Jenny Chang < Sent: Tuesday, January 31, 2017 2:44 PM To: Robert Paley Subject: CVS Regional Street Project Plan Dear Mr. Paley, Hope this message finds you well. I was just made aware of upcoming Regional Street project plans and I am delighted that there will be some changes. I hope that there will be pedestrian walkways and other amenities like a plaza, fountain and maybe even heating lamps and/or benches that will make it very pedestrian friendly and nice to hang out outdoors for our residents.These and other amenities would make it really feel like a "Downtown" area. Thank you for your attention and thank you for helping to make this city great. Kind Regards, Jen 1 Robert Paley From: Sent: Tuesday,January 31, 2017 3:01 PM To: Robert Paley Subject: CVS Mr. Paley - I'm included in a NextDoor West Dublin group. If you're not familiar with it, NextDoor is an application that facilitates communication within neighborhoods over various topics. For our group, a major topic is West Dublin City Planning. There's many of us that would like to see our area have a cohesive downtown area such as what Danville, Pleasanton and other communities have near us. We're disheartened by the degradation and aging of structures and grounds. We talk about how West/East Dublin almost feel like two different cities. The constant building of new condos is disappointing as we struggle with traffic problems on Dublin Blvd etc. Recently, there's been discussion about the CVS remodel. It's a welcomed project as the building/parking lot are beat-up and beleaguered. We're wondering about the architectural design and landscaping plans. West Dublin has no character, charm or general look and feel. It's a mish- mash of strip malls, different buildings, and has a generally unappealing look to it. If I could, I'd move but I can't as it's not financially feasible at this time. Anyway thought I'd let you know, you may hear from other Dublin residents. We're trying to form groups that will attend meetings and voice our concerns. Everyone is busy. However, lately there appears to be a groundswell of interest on this important topic (Dublin City Planning and it's general direction.) Thank you. Karen Gonzales Here's a cut/paste from the NextDoor thread that speaks to CVS: Project Description: Facade remodel for the CVS building located at 7201 Regional St. The application includes a proposal to create three individual store fronts from the existing CVS, enhancements to the building facade, and improvements to the parking lot and landscaping areas. Staff recommends that the Project be found Categorically Exempt from the California Environmental Quality Act. Project Location: 7201 Regional Street The City will accept comments on the proposed project until 5:00 pm on February 6, 2017. The Community Development Director will take action on this project on or after February 7, 2017. A written appeal may be made within ten (10) days of such action by anyone who advised the City of his/her concerns prior to the close of the comment period. If you challenge the described action in court, you may be limited to only those issues raised prior to action being taken. Robert Paley From: Sent: Tuesday, January 31, 2017 3:36 PM To: Robert Paley Cc: Chris Foss Subject: CVS I support a face lift on the building to help make this shopping center into a good down town attraction. I would Like to see good places to eat in that shopping center. Banks are fine but I think we need to get the west side back on the map. I do thank you for your work Mike Grant Guns Unlimited Dublin Ca. 1 Robert Paley From: Sent: Wednesday, February 01, 2017 1:11 AM To: Robert Paley Subject: CvS Hello,just seen a post about remodeling CVS. Please do all you can to help bring life to west Dublin. It wpuld be so nice.to have a downtown walking, shopping and dining area. We have plenty of people in Dublin, but no Central gathering area.. Hope to see one soon. Thanks, Nancy Eggers Sent via the Samsung Galaxy SO 6 edge,an AT&T 4G LTE smartphone 1 Robert Paley From: AB Can < Sent: Wednesday, February 01, 2017 4:37 AM To: Robert Paley Subject: I'd like a pedestrian friendly downtown in Dublin (re: CVS refresh) Dear Mr. Paley: I'm a resident of Dublin since 1997. Regarding Regional Street and the CVS refresh: Myself in particular and many others have expressed our desires to have a pedestrian friendly downtown Dublin. This is especially true and necessary for the apartments being built by the west Dublin BART station. We'd like something along the lines of spaces to gather and sit and chat with some nice greenery landscape and some trees. Even a smaller stage type venue where a few street musicians or small ensembles could easily set up for some evening music. This could be similar to main courtyards such as can be found in Italy. We want a place for locals to gather and enjoy our city informally! I think if you look at our recent Dublin cultural arts assessment, you will find the residents in the newer hi density housing do not really stay in Dublin to relax, stroll, congregate and enjoy our downtown. This West Dublin area is just drive, park, run into the store and leave. It is not pleasant or welcoming and in fact is quite boring. Other than a Starbucks, there is NO place for a real community socializing town square over here on the West side of Dublin. To boot, there is not enough public art to enjoy-just boring & ugly stores and parking lots! I'm tired of seeing stores go belly up or move out of Dublin from this side of Dublin. Anita Carr 1 Robert Paley From: Hefty Huen < Sent: Wednesday, February 01, 2017 8:58 PM To: Robert Paley Subject: Cvs project Hi Robert, Thank you for being open to hearing what the community wants in regards to plans for the cvs project. It would be nice to have little restaurants,shops,and bars(not big chain ones) in that area.Thanks! Hetty Sent from my iPhone Robert Paley From: christine cheng < Sent: Thursday, February 02, 2017 1:41 PM To: Robert Paley Subject: comments for project plan for CVS on Regional street Hi, It would be very nice for Dublin to have a downtown area that include amenities for pedestrian friendly shopping. Would like to see the addition of a small plaza, patio or green space, fountain, benches, walkways connecting to lots of restaurants and retail boutiques. Thanks. Christine 1 Robert Paley From: Marlene Massetti < Sent: Friday, February 03, 2017 11:38 PM To: Robert Paley Subject: Fw: Comments re: Dublin Plaza CVS SDR (PLPA-2016-00038) Mr. Paley: Thank you for the opportunity to meet with you regarding the CVS remodel. I appreciate your time and support for resident's input. I've reviewed the Dublin Plaza CVS plan and it's certainly an improvement to the existing, outdated 1970's building on Regional Street. CVS's proposal, however, lacks many of the amenities required for a Pedestrian Friendly Downtown including those identified in Dublin's Downtown Specific Plan (DDSP): walkways, a plaza, fountain, benches and informal gathering spaces where residents may congregate. Additionally, because CVS is located in the Retail District this remodel will set the standard for other remodels at Dublin Plaza. It will also determine the future success of our Pedestrian Friendly Downtown. In view of these facts, please consider the following in your evaluation of the CVS plan: o The CVS buildings are in a prime location, the center of our retail district. Their location under the DDSP requires they include inviting pathways, amenities and connectivity to create a vibrant Downtown. o The proposed plan lacks many amenities that will support a Pedestrian Friendly Downtown such as a small plaza, patio or green space, benches or walkways that would contribute to a walkable Downtown and connectivity to other retail stores. o Current residents (and future residents residing Downtown) want a pedestrian friendly, walkable Downtown;a place where they can congregate; close to home. o The CVS parking lot is underutilized and could be reduced to accommodate a City plaza, green space, gathering place for residents or an entertainment venue. o Our Downtown currently lacks upscale dining and retail and events to bring people together. Therefore each remodel and new development should contribute to the planned, Pedestrian Friendly Downtown. I Finally, please consider the aesthetics of the tenant signage (by reducing their size), increase the size of the landscape plantings and including tree lined pathways connecting Regional street's sidewalk to the CVS retail buildings. Widening sidewalks in front of these buildings and adding landscaping in • front of the CVS retail entrances would also encourage the walk ability factor and connectivity among retail stores at Dublin Plaza. It will also soften the starkness of the stucco buildings and asphalt parking lot. 1 Some of the more ambitious projects, including reducing the CVS parking lot for a City plaza, could be realized in a partnership between the City and Dublin Plaza retailers. A portion of our Community Benefit funds (realized from recent residential projects) could support a City Plaza and the creation of a vibrant, Pedestrian Friendly Downtown. Marlene Massetti 2 Robert Paley From: Marlene Massetti < Sent: Monday, February 06, 2017 1:32 PM To: Luke Sims Cc: Jeff Baker; Robert Paley; City Council Subject: Fw: Comments re: Dublin Plaza CVS SDR (PLPA-2016-00038) Mr. Sims, One final comment in consideration of your review of the Dublin Plaza, CVS plan. Could the CVS retail BUILDING portion of the plan be considered SEPARATELY from the parking lot until the (4) remaining retailers on either side of CVS submit their remodel plans? This would allow for a complete, major redevelopment of the parking lot (along Regional) in our retail district and a cohesive plan that would incorporate a pedestrian walkway, plaza. Marlene From: Marlene Massetti l Sent: Monday, February 6, 2017 9:59 AM To: Luke Sims Cc: Jeff Baker; Robert Paley; City Council Subject: Fw: Comments re: Dublin Plaza CVS SDR (PLPA-2016-00038) Mr. Sims: Please postpone a decision on the CVS remodel in consideration of an alternative plan that would create and be the foundation for a Pedestrian Friendly Downtown. Our City needs a Downtown Plaza: A Pedestrian Friendly Walkway Connecting Regional Street to CVS Retail Shops and Dublin Plaza. The CVS parking lot remodel is an opportunity to provide that to residents in partnership with the City. Pictured below are examples of what our Downtown Retail District could be with a Plaza; a pathway connecting Regional Street to the new CVS retail buildings. Dublin's plaza would be significantly smaller, however, with trees and landscaping appropriate to our area substituted. A large Oak Tree planted in the center of the Plaza would reflect Dublin's heritage. The CVS parking lot is one of the few remaining, parcels left in our retail district that could be the foundation for a vibrant, walkable Downtown. In evaluating the CVS remodel please find a way to incorporate a plaza at this location; the center of our Downtown Retail District. • Marlene Massetti (925) 875-0671 • ,}•,_ py.~ ,,f( i 1 _ •I' \ \ ,, \ 4./;t,,., ' 1� _ - t� }I1 f' / x ' y% ' .,•.. " e I 1 • , 'I ' (``11'7 `` t �•• . .'z .. .t., iik,'{'‘ ;:::,,,!� `;, ;� , �' rf iii, i �.' r, \ 1!. 1 ` r. i 4 .� • � � ly ` � � , ' f . - � � R , .4 - • a isD gr-16 =�1 _ .._.,• , . _-: •_ t• ......,__ ...,,,:,.. ..,,,,,--. ...,...., k,I 1 . _ r�,.* r - �- - 1 _ w rilijel ... ,•.■ ` t ' -!�� "�i-_ .n�F•�� , sr-.'4`..._ •— �'ii alip'+ ... M � ..... . .. .,, .„., ,..• _ Tu r 4,, , ,,,. ...:, ./...,...„.... . . - • - - 1 y • ! • 2 Robert Paley From: Sent: Sunday, February 05, 2017 3:07 PM To: Robert Paley Cc: Subject: CVS Plaza As an interested resident of Dublin, I would like thank you for the improvements to the CVS that you have put forth. These are some improvements that I would also like to put forth that are supported by others in the community. More trees,benches, walkways, small park, fountain(s). This would bring our community together in a positive way and bring a positive attitude to the city that does not exist at this time. Too many in Dublin want to move because they see no amenities and only ugly building. This would go a long way to help keep people here and be proud to live here. Thanks for the opportunity to express this. Marie Marshall 1 Robert Paley From: Sawsan W < Sent: Sunday, February 05, 2017 8:03 PM To: Robert Paley Subject: Hello Robert, I don't see why CVS will object to design with the trees in mind. To make a downtown a downtown it haze to be walking, eating friendly with interesting stores and eateries. Sent from my iPhone Robert Paley From: Jing Firmeza < Sent: Monday, February 06, 2017 11:58 AM To: Luke Sims Cc: Robert Paley; Jeff Baker; City Council; Arun Goel; David Haubert Subject: RE: CVS Remodel In addition, funding for the Regional St. plaza can come from community benefit agreements or bond money. From:Jing Firmeza [ Sent: Monday, February 6, 2017 11:53 AM To: 'luke.sims @dublin.ca.gov' <luke.sims@dublin.ca.gov> Cc: 'robert.paley @dublin.ca.gov' <robert.paley @dublin.ca.gov>; 'jeff.baker @dublin.ca.gov' <jeff.baker @dublin.ca.gov>; 'council @dublin.ca.gov' <council @dublin.ca.gov>; 'Arun Goel'<Arun.Goel @dublin.ca.gov>; 'David Haubert' <David.Haubert @dublin.ca.gov> Subject: CVS Remodel Hello Mr. Sims; Thank you for reaching out to the community on feedback regarding the CVS remodel. My suggestion to this remodel is as follows: 1. Let us get a full view plan for Regional st. I believe that Regional Street is the best location for a walkable friendly Downtown Dublin. I have stated this before to our Mayor that Regional street has great potential for a Downtown Pedestrian Friendly. We can connect Regional by a 580 pedestrian overpass to Stoneridge Mall. Maybe Pleasanton may want to partner with us and them creating a Plaza/park pedestrian on the other side. 2. I suggest let's get a full vision for Regional than piece mealing this effort. 3. Much to my opposition of the 2500 housing allocation of Downtown Dublin Specific Plan, If we do this project right. I will support a mix use plan for all of Regional (Amador Valley to 580 Freeway). I would love to see 100% affordable housing. 4. I like to see a center island plaza in Regional street. With small restaurant kiosk for small business startup. Parking spaces for food trucks. Bocci ball park for seniors. A small childrens park with swings and slides. Small kids train rides. An ability for residents, schools, organizations in our city to decorate the plaza for St Patrick celebrations,July 4th, Christmas and other special occasions. 5. Some class A offices for Live/work concepts. I am very positive that if we do a whole Regional St. planning with my suggestions, we can create a centerpiece downtown for our city and revive our retail and office space businesses. Ramoncito "Jing" Firmeza 1 Robert Paley From: David Bewley < Sent: Monday, February 06, 2017 4:44 PM To: Luke Sims Cc: Robert Paley Subject: RE: Comments re: Dublin Plaza CVS SDR (PLPA-2016-00038) Dear Mr. Sims, I would like to incorporate by reference the 10 comments made by Marlene Massetti and additional comments by Morgan King regarding this project and additional comments regarding the Dublin Plaza CVS SDR noted above. I also want add comments 11 and 12 1. Please postpone a decision on the CVS remodel in consideration of an alternative plan that would create and be the foundation for a Pedestrian Friendly Downtown. 2. Our City needs a Downtown Plaza: A Pedestrian Friendly Walkway Connecting Regional Street to CVS Retail Shops and Dublin Plaza.The CVS parking lot remodel is an opportunity to provide that to residents in partnership with the City. 3. Additionally, because CVS is located in the Retail District this remodel will set the standard for other remodels at Dublin Plaza. It will also determine the future success of our Pedestrian Friendly Downtown. In view of these facts, please consider the following in your evaluation of the CVS plan: 4. The CVS buildings are in a prime location, the center of our retail district. Their location under the DDSP requires they include inviting pathways, amenities and connectivity to create a vibrant Downtown. 5. The proposed plan lacks many amenities that will support a Pedestrian Friendly Downtown such as a small plaza, patio or green space, benches or walkways that would contribute to a walkable Downtown and connectivity to other retail stores. 6. Current residents (and future residents residing Downtown) want a pedestrian friendly, walkable Downtown; a place where they can congregate; close to home. 7. The CVS parking lot is underutilized and could be reduced to accommodate a City plaza, green space, gathering place for residents or an entertainment venue. 8. Our Downtown currently lacks upscale dining and retail and events to bring people together. Therefore each remodel and new development should contribute to the planned, Pedestrian Friendly Downtown. 9. Finally, please consider the aesthetics of the tenant signage (by reducing their size), increase the size of the landscape plantings and including tree lined pathways connecting Regional street's sidewalk to the CVS retail buildings. Widening sidewalks in front of these buildings and adding landscaping in front of the CVS retail entrances would also encourage the walk ability factor and connectivity among retail stores at Dublin Plaza. It will also soften the starkness of the stucco buildings and asphalt parking lot. 10. Some of the more ambitious projects, including reducing the CVS parking lot for a City plaza, could be realized in a partnership between the City and Dublin Plaza retailers. A portion of our Community Benefit funds (realized from recent residential projects) could support a City Plaza and the creation of a vibrant, Pedestrian Friendly Downtown. ADDITIONAL COMMENTS I would like to be addressed: 11. In July 2011, the Technical Assistance Panel, an extension of the national Urban Land Institute did a West Downtown Dublin, CA study which included the area encompassed by CVS and also the new Trumark development next to San Ramon Road project passed last year. This study presented a Strengths, Weakness, Opportunities and Threats analysis (SWOT) for the Downtown Dublin area which identified among other things: a. Low density and surplus parking creates development sites as an opportunity. This in my opinion should INCLUDE Pedestrian Friendly walkways and open space. This concept has been discussed by Dublin Planners and work groups for years but little has been done. b. No or little resistance to development in the Downtown area as a Strength. This in my opinion SHOULD NOT INCLUDE high density residential development as that has been opposed on numerous occasions as undesirable by the community at large. c. A THREAT that there is a division between EAST and WEST Dublin reflected in the planning effort. My comment here is that there is abundant data and factual information that demonstrates there is the same concern for overdevelopment and loss of commercial zoning by the Western Dublin residents as well as the Eastern Dublin Residents. Therefore to plan additional residential development of any type, in commercial areas in West Dublin disproportionate to the East Dublin commercial areas is unbalanced, and creates an unfair division between West Dublin and East Dublin. Both sides of Dublin do not want to see a loss of commercial zoning and the potential opportunities presented by commercial zoning for the defined areas in favor of additional residential development. d. As to the CBP: Identifying ways to spend COMMUNITY BENEFIT PROGRAM (CPB) in-lieu funds to attract business and future customers needs to be balanced for BOTH West and East Dublin. There is a valid concern here that these funds are not sufficiently identified in a transparent manner and most important..... DEDICATED to the SPECIFIC areas for which these in-lieu funds where created. That is to say the in-lieu CBP funds for the West Dublin area should ONLY be used to create additional amenities and open space in the West. The same should be true for the Eastern in-lieu CBP funds. If these funds are NOT transparent and accounted for then it creates a potential for an UNHEALTY DIVISION between West Dublin and East Dublin and leads to favoring one side of Dublin over the other side. That is simply wrong and should NEVER be allowed. Thank you, David Bewley 2 Robert Paley From: Sent: Monday, February 6, 2017 4:59 PM To: Luke Sims Subject: Re: My earlier message Luke - I was on the Planning Commission when the downtown plan was adopted in, I think, 2006. It provides that any business entity seeking to make changes in their density, FAR, or square footage trigger a financial contribution or a downtown revitalization plan for pedestrian amenities in the downtown area. As I predicted when this plan was adopted in a joint city counsel and Planning Commission meeting, the plan was useless as adopted. Since then, about a decade has gone by and nothing down to implement the goal of a pedestrian friendly destination area. Can you tell me if the CVS proposal includes any of the changes we are looking for? - Morgan Kinh 1 Robert Paley From: Sent: Monday, February 06, 2017 5:24 PM To: Robert Paley Subject: Comments re Dublin Plaza CVS SDR Attachments: Robert Paley letter re CVS proposal 02.06.2017.pdf Mr Paley, Please see attached pdf with comments re the proposal for the CVS site. Thank you for your consideration. Sincerely, Gabrielle Blackman 1 Robert Paley City of Dublin/Dublin,CA 94568 02.06.2017 Re:Dublin Plaza CVS SDR(PLPA-2016-00038) Dear Mr.Paley, I've been a resident of Dublin for the past 12 years,and have extensive experience&expertise in the field of planning and design. Having reviewed the proposed changes to the Dublin Plaza CVS plan,I kindly ask that you consider the larger needs of our community when reviewing this proposal. Our downtown needs to develop a stronger presence. With modifications,this project has the potential to bring positive change,to both stimulate retail growth and simultaneously build a more pedestrian friendly downtown. As currently depicted,the proposal lacks an impactful approach to"improve"retail. It is merely a face-lift...&a small one as it modifies only a portion of the retail at that location,rendering the proposal woefully ineffective. In addition the proposal lacks much needed amenities&improvements,ones that would attract critically needed pedestrian traffic in the area. Inclusion of amenities such as walkways with seating,plazas for gathering,and perhaps even fountain(as identified in the Dublin Downtown Specific Plan),would transform this location from a sea of asphalt into a pedestrian friendly site,attracting far more foot-traffic. Taking into consideration human behavior relative to retail desirability and understanding larger civic planning goals,a modest,but more cohesive approach could be taken to dramatically"improve"this retail site. 3 critical points regarding the inherent issues with this site that remain unresolved in this proposal: 1) The extensive underutilized parking creates a perceived barrier between passers-by&the storefronts as proposed. The distance from curbside to the storefronts is vast,making it nearly impossible to draw pedestrian traffic from Regional,essentially creating an impassible"mote". The result relegates the retail sites to supporting"destination retail"...which is limited in generating pedestrian activity. Chicken-in-egg planning:destination retail depends on vehicular traffic,which requires large quantities of parking... which merely exacerbates the"mote"issue.The current proposal does little to enhance pedestrian access. 2) The amount of parking spaces available exceeds the perceived need. On any given day the parking area has a trickle of cars. Why does this matter?People are judgmental,it is a survival mechanism. We do the same when it comes to where we shop,and retail planners know this. They purposefully craft solutions that are designed to influence human behavior,to influence our judgement.They create attractors that draw us to retail. A parking lot packed with cars conveys a thriving store..one that is perhaps popular, or offers great deals,or unique goods...either way,a packed parking-lot is an indication that other consumers prefer this/these stores. A packed parking lot is a draw. Conversely an empty parking lot conveys the opposite,deflecting interest. It's a judgement call that is made in a split second. To change this millisecond impression,as that is all it is,one must change perception....to one that this location is desirable by consumers. 3) The façade upgrade is a good attempt to mirror the design-success at other retail locations in Dublin. But it woefully misconstrues what makes other locations successful in their retail draw. It isn't just about the crafting of a more visible storefront,but rather crafting an environment. People linger if the environment offers something additional,&the more people linger...the more people stay,and the more people are seen in&around storefronts...the greater the perceived desirability of the retail. For those making that split-second judgement to stop by,this is key. And the fact that only a portion of the proposed exterior is being considered for enhancement indicates a clear lack of understanding as to the greater benefit of enhancing the overall site. It doesn't have to be a complete overhaul,but a few well planned moves would transform this site. Suggestions to improve the probability that this site results in a catalytic affect to help bring greater pedestrian activity to our downtown: 1) Reduce the parking area to effectively collapse the perceived ocean between the curbside&the storefront entrance.Reducing the number of parking spaces would create a greater density of parking by patrons...implying to passers-by that the retail offered at this location is highly desirable: a) Remove 1 aisle of parking&replace with tree-lined and planted pedestrian walkway,with seating, that connects Regional with the retail storefronts. This would encourage pedestrians to walk to the retail stores. Or- b) Remove 2 aisles of parking&replace each with the walkway approach identified in"a". Why 2...because visibility is key to drawing interest to retail and the aisles can be placed such that they frame the storefront from the street,creating a physical frame for the retail(much like framing a billboard. This approach does far more that the gigantic storefront lettering shown). 2) Deepen the sidewalk in front of the retail: a) Offers greater sense of safety for pedestrians,encouraging them to linger and visit other adjacent stores. Human behavior relies on physical environment clues. b) Deeper sidewalks can become an extension of the storefront. This is highly successful with restaurants&cafes,and it can be deployed to benefits other retail establishments. The more the storefront can engage the sidewalk,the more pedestrians linger&the more they linger,they shop. Sidewalks are catalysts for activity. 3) Create a more cohesive architectural identity for the site: a) The proposal needs to be cohesive.The other buildings should be addressed as well,otherwise the proposal runs the risk of an investment that yields little positive change. b) Utilizing architectural elements of the new facade design,across the site,to essentially glue the site together to create a there there(rather than the current lack of design cohesiveness of the facilities scattered around the existing ocean of parking). New developments in Dublin have used this cohesive design approach very successfully,deploying key design elements across the entire site& buildings,to give a retail area an identity. That is what is woefully missing in the CVS proposal. Creating a larger image for this entire retail area would help Dubliner's identify this as a destination spot. Change the impression and modify human behavior.Create a sense of place and a pedestrian friendly downtown Dublin will flourish. Every proposal offers an opportunity to take one more step towards a beautiful downtown. But it won't happen if all we ever do is see each proposal in isolation. Thank you for your consideration. Sincerely, Gabrielle Blackman Robert Paley From: Sent: Monday, February 06, 2017 9:40 PM To: Luke Sims; Robert Paley; City Council Subject: Re-facing/ Facade upgrades to "DownTown" CVS plaza Dear City Staff and Council, This opportunity is unique. It is a chance to create something the city has asked for. Please consider the design structure of the CVS building(s) before approval. Does it have wide sidewalks? Is there a connectivity piece leading to BART, to Regional, to Amador? Are there trees, benches, a water feature? And very importantly- will there be ample parking for cars and SUVs in our city that has an SUV in almost every home. Persimmon Place and Hacienda Crossings could have been so much more...but they lack connectivity and gathering places...and prime time parking...they could have answered a desire, but planning lacked. While you re-design the CVS layout, let's create a vision for a Pedestrian-friendly DownTown skeleton which could be vibrant in the future. There are dozens, perhaps hundreds of photos which Dublin residents have uploaded to this facebook site created with the intention of brainstorm/design for a downtown in Dublin. https://www.facebook.com/groups/DowntownDublinCalifornia/?multi permalinks=1892667964 297980¬if t=qroup activity¬if id=1486238540428193 Sincerely, Kerrie Chabot 18 year resident of Dublin. Robert Paley From: Steve And Tammy [ Sent: Monday, February 6, 2017 9:47 PM To: Luke Sims Subject: CVS I am writing in regards to the CVS redesign project. I am concerned that the City of Dublin will continue with the same style of commercial space that it has in the past and urge you to consider a design that incorporates pedestrian friendly walking space. Our community is longing for this type of retail. We need places that allow for residents a place for walking from retail to retail with nice features along the way. Not only will this bring a charm to our community it would create something unique and vibrant that is necessary for our residents. Do not let this opportunity pass by to make sure we get this one right. Thank you for your consideration. Sincerely, Tammy Ficarra 1 RESOLUTION NO. 17- XX A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN • APPROVING SITE DEVELOPMENT REVIEW PERMIT FOR EXTERIOR CHANGES TO AN EXISTING 60,111 SQUARE FOOT RETAIL BUILDING AND ASSOCIATED SITE IMPROVEMENTS AT 7201 REGIONAL STREET (APN 941-0305-016-00) PLPA-2016-00038 WHEREAS, Vic De Melo, Vice President of Browman Development Company, Inc. (Applicant) and BDC Atwater, L.P., do Browman Development Company, Inc. (Property Owner), requested Site Development Review approval to make exterior changes to the 60,111 square foot retail building and site modifications to the property at 7201 Regional Street (the "Project"); and WHEREAS, the Project is located in the Downtown Dublin Specific Plan area, which permits retail uses and has a General Plan Land Use designation of Downtown Dublin— Retail District; and WHEREAS, the California Environmental Quality Act (CEQA), together with State Guidelines and City Environmental Regulations require that certain projects be reviewed for environmental impacts; and WHEREAS, the Downtown Dublin Specific Plan area was the subject of an Environmental Impact Report (EIR), State Clearinghouse number 20100022005, which was certified by City Council Resolution No. 08-11 dated February 1 , 2011 . Pursuant to the California Environmental Quality Act (CEQA) Guidelines section 15168(c)(2), the proposed project was examined to determine if any other environmental document should be prepared; and, WHEREAS, the project involves no expansion of the existing commercial building, but includes only architectural modifications and minor site enhancements and there is no substantial evidence in the record that any new effects would occur, that any new mitigation measures would be required, or that any of the conditions triggering supplemental environmental review under CEQA Guidelines section 15162 exists; and, WHEREAS, the Site Development Review (SDR) Permit for this project is with the authority of the Community Development Director and on January 27, 2017 the Community Development Department issued a public notice of the intent to approve this SDR Permit; and WHEREAS, due to the level of community interest in this project, the Community Development Director has referred the application to the Planning Commission for action; and WHEREAS, a Staff Report was submitted to the City of Dublin Planning Commission recommending Site Development Review approval of the project; and WHEREAS, the Planning Commission held a public hearing on said application on March 14, 2017; and ATTACHMENT 2 WHEREAS, proper notice of said hearing was given in all respects as required by law; and WHEREAS, the Planning Commission did hear and consider all reports, recommendations and testimony herein above set forth and used its independent judgment to evaluate the project. NOW, THEREFORE, BE IT RESOLVED that the City of Dublin Planning Commission does hereby make the following findings and determinations regarding the Site Development Review: A. The proposal is consistent with the purposes of Chapter 8.104 (Site Development Review), with the General Plan and with any applicable Specific Plans and Design Guidelines in that: 1) the building currently exists and the project involves remodeling the existing facility to create three new storefronts; 2) the proposed architectural modifications will enhance the building by providing articulated entry features, introducing new materials to the existing building while retaining compatibility with the remaining building materials and surrounding buildings in the shopping center, and providing pedestrian amenities such as a wider walkway, improved landscaping, and bicycle parking. B. The proposal is consistent with the provisions of Title 8, Zoning Ordinance in that: 1) the continued use of the building for retail uses meets all development standards of the Downtown Dublin — Retail District as contained in Sections 4.1 of the Downtown Dublin Specific Plan including building design and landscaping requirements; and 2) the project meets the Off-Street Parking and Loading Requirements. C. The design of the project is appropriate to the City, the vicinity, surrounding properties, and the lot in which the project is proposed in that: 1) the proposed changes are designed to update the building (originally constructed in 1972) by introducing new materials and architectural elements while remaining aesthetically consistent with other buildings in the shopping center; and 2) the remodeled building will further attract community retail users, retain and increase sales-tax generating uses, and provide businesses to serve the local and regional community. D. The subject site is physically suitable for the type and intensity of the approved development in that: the General Plan allows retail development in the Downtown Dublin — Retail District land use designation and the proposed project is to enhance an existing retail building with façade and site improvements. E. Impacts to existing slopes and topographic features are addressed in that: the project is located on a fully developed site that is generally flat and does not involve any modification to the existing grade. F. Architectural considerations including the character, scale and quality of the design, site layout, the architectural relationship with the site and other buildings, screening of unsightly uses, lighting, building materials and colors and similar elements result in a project that is harmonious with its surroundings and compatible with other development in the vicinity in that: 1) the proposed architectural modifications enhance the building by providing improved building entries and articulated entry features, introducing new 2of12 materials to the existing building while retaining compatibility with the remaining building materials and surrounding buildings in the shopping center, and providing pedestrian amenities including improved landscaping and bicycle parking; 2) the plans provided by the Applicant shows building materials and colors that are compatible with the neutral, earth-tone colors of other buildings in the shopping center; and 3) the parking lot will be enhanced with new paving, stripping and landscaping which is compatible with the more recent improvements to the adjacent portion of the parking lot. G. Landscape considerations, including the location, type, size, color, texture and coverage of plant materials, and similar elements have been incorporated into the project to ensure visual relief, adequate screening and an attractive environment for the public in that: 1) the project includes the installation of new landscape in existing planters in the parking lot, which will add visual interest as well as provide shade for vehicles; and 2) existing perimeter landscaping within the project site along Regional Street will be improved. H. The site has been adequately designed to ensure proper circulation for bicyclists, pedestrians and automobiles in that: 1) the project consists of site improvements including improved pedestrian pathways from accessible parking areas to the building, new pedestrian entry features, and a widened pedestrian pathway along the building frontage; 2) the project provides pedestrian and bicycle amenities at the base of the building including planter areas and bicycle parking; 3) the subject shopping center currently provides pedestrian connections to Dublin Boulevard and Amador Valley Boulevard; and 4) the shopping center also has an existing pedestrian scale plaza located south of the subject building which will be further activated by the proposed project and better facilitate greater pedestrian connectivity through the shopping center from Dublin Boulevard to Amador Valley Boulevard. BE IT FURTHER RESOLVED that the Planning Commission does hereby approve a Site Development Review for the Regional Street project at 7201 Regional Street as shown on the Project Plans date-stamped received by Dublin Planning on March 03, 2017 and included as Exhibit A, subject to 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, [B] Building, [PO] Police, [PW] Public Works, [ADM] Administration/City Attorney, [FIN] Finance, [CMO] City Manager's Office, [PCS] Parks and Community Services, [F] Alameda County Fire Department, [DSR] Dublin San Ramon Services District, [LDD], Livermore Dublin Disposal, [CO] Alameda County Department of Environmental Health, [Zone 7], Alameda County Flood Control and Water Conservation District, Zone 7, [LAVTA], Livermore Amador Valley Transit Authority, [CHS], California Department of Health Services. 3 of 12 NO. CONDITIONS OF APPROVAL Agency When enc Source 9 Y Required GENERAL - SITE DEVELOPMENT REVIEW 1. Approval. This Site Development Review PL On-going Planning approval is for the Regional Street CVS located at 7201 Regional Street, PLPA-2016-00038. This approval includes a facade remodel of the building as well as site modifications including new landscaping in the parking lot and along the Regional Street frontage, slurry seal and re-stripe of the parking lot, and the replacement of the existing walkway in front of building. This Site Development Review shall conform to the project plans submitted by FCGA Architecture dated received March 03, 2017 on file in the Community Development Department, and other plans, text, and diagrams relating to this Site Development Review, unless modified by the Conditions of Approval contained herein. 2. Permit Expiration. Approval of this Site PL One Year DMC Development Review Permit shall be valid for one After Effective 8.96.020. year from the effective date. Construction shall Date D commence within one (1) year of Permit approval or the Permit shall lapse and become null and void. If there is a dispute as to whether the Permit has expired, the City may hold a noticed public hearing to determine the matter. If a Permit expires, a new application must be made and processed according to the requirements of this Ordinance. _ 3. Time Extension. The original approving PL Prior to DMC decision-maker may, upon the Applicant's written Expiration 8.96.020. request for an extension of approval prior to Date E expiration, upon the determination that all Conditions of Approval remain adequate and all applicable findings of approval will continue to be met, grant an extension of the approval for a period not to exceed six (6) months. All time extension requests shall be noticed before the original hearing body approves such an extension. 4. Compliance. The Applicant/Property Owner shall PL On-going DMC operate this use in compliance with the 8.96.020. Conditions of Approval of this Site Development F Review, the approved plans and the regulations established in the Zoning Ordinance. Any violation of the terms or conditions specified may be subject to enforcement action. 5. Revocation of Permit. The Site Development PL On-going DMC 4 of 12 NO. CONDITIONS OF APPROVAL Agency When Source 9 y Required Review approval shall be revocable for cause in 8.96.020.1 accordance with Section 8.96.020.1 of the Dublin Zoning Ordinance. Any violation of the terms or conditions of this permit shall be subject to citation. 6. Requirements and Standard Conditions. The Various Building Standard Applicant/ Developer shall comply with applicable Permit City of Dublin Fire Prevention Bureau, Dublin Issuance Public Works Department, Dublin Building Department, Dublin Police Services, Alameda County Flood Control District Zone 7, Livermore Amador Valley Transit Authority, Alameda County Public and Environmental Health, Dublin San Ramon Services District and the California Department of Health Services requirements and standard conditions. Prior to issuance of building permits or the installation of any improvements related to this project, the Applicant/Developer shall supply written statements from each such agency or department to the Planning Department, indicating that all applicable conditions required have been or will be met. 7. Required Permits. Applicant/Developer shall PW Building DMC obtain all permits required by other agencies Permit 8.04.080 including, but not limited to Alameda County Issuance Flood Control and Water Conservation District Zone 7, California Department of Fish and Wildlife, Army Corps of Engineers, Regional Water Quality Control Board, Caltrans and provide copies of the permits to the Public Works Department. 8. Fees. Applicant/Developer shall pay all Various Building Various applicable fees in effect at the time of building Permit permit issuance, including, but not limited to, Issuance Planning fees, Building fees, Traffic Impact Fees, TVTC fees, Dublin San Ramon Services District fees, Public Facilities fees, Dublin Unified School District School Impact fees, Fire Facilities Impact fees, Alameda County Flood and Water Conservation District (Zone 7) Drainage and Water Connection fees; or any other fee that may be adopted and applicable. 9. Indemnification. The Applicant/Developer shall ADM On-going Administra defend, indemnify, and hold harmless the City of tion/City Dublin and its agents, officers, and employees Attorney from any claim, action, or proceeding against the City of Dublin or its agents, officers, or employees 5 of 12 NO. CONDITIONS OF APPROVAL Agency When Source g Y Required _ to attack, set aside, void, or annul an approval of the City of Dublin or its advisory agency, appeal board, Planning Commission, City Council, Community Development Director, Zoning Administrator, or any other department, committee, or agency of the City 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 Developer's duty to so defend, indemnify, and hold harmless shall be subject to the City's promptly notifying the Developer of any said claim, action, or proceeding and the City's full cooperation in the defense of such actions or Lproceedings. 10. Clarification of Conditions. In the event that Various On-going Planning there needs to be clarification to the Conditions of Approval, the Director of Community Development and the City Engineer have the authority to clarify the intent of these Conditions of Approval to the Developer without going to a public hearing. The Director of Community Development and the City Engineer also have the authority to make minor modifications to these conditions without going to a public hearing in order for the Developer to fulfill needed improvements or mitigations resulting from impacts to this project. 11. Clean-up. The Applicant/Developer shall be PL On-going DMC5.64 responsible for clean-up and disposal of project related trash to maintain a safe, clean and litter- free site. 12. Modifications. Modifications or changes to this PL On-going DMC Site Development Review approval may be 8.104 considered by the Community Development Director if the modifications or changes proposed comply with Chapter 8.104 of the Zoning Ordinance. PROJECT SPECIFIC 13. Zoning Clearance. The Applicant shall submit an PL Prior to Planning application, and obtain approval, for a Zoning Occupancy Clearance for the proposed indoor recreation use type (gym/fitness facility). LANDSCAPING 14. Final Landscape and Irrigation Plans. Plans PL Building DMC shall be generally consistent with the landscape Permit 8.72.030 plans prepared by Gates & Associates and date Issuance & 6 of 12 NO. CONDITIONS OF APPROVAL Agency When enc g Y Source Required stamped received on March 03, 2017, except as State modified by the Conditions listed below and as Model required by the Community Development Water Director. Final Landscape and Irrigation Plans Efficiency shall be prepared and stamped by a State Landscap licensed landscape architect or registered e engineer shall be submitted for review and Ordinance approval by the City Engineer and the Community Development Director for all projects with rehabilitated landscaped areas of at least 500 square feet. 15. Regional Street Frontage. Applicant shall Various Occupancy Downtown replace all trees along the Regional Street Dublin frontage with new 24" box Callery Pear Trees; Specific and, install irrigation using recycled water Plan consistent with DSRSD master plans, standards, specifications and requirements for these trees 16. Plant Standards. All trees shall be 24" box PL Occupancy Planning minimum; all shrubs shall be 5 gallon minimum; all groundcover shall be 1 gallon minimum. 17. Maintenance of Landscaping. All landscaping PL On-going City of shall be maintained in accordance with the "City Dublin of Dublin Standards Plant Material, Irrigation Standards System and Maintenance Agreement" by the Plant Developer after City-approved installation. This Material, maintenance shall include weeding, and the Irrigation replacement of materials that die. Any proposed System modifications to the landscaping on the site, • including the removal or replacement of trees, shall require prior review and written approval from the Community Development Director. 18. Plant Material. All plant material shall be PL On-going Planning continuously maintained including pruning and regular watering. If at any time the shrubs in the parking lot or throughout the project site are damaged, missing, dead or dying, these shrubs shall be immediately replaced to the satisfaction of the Community Development Director. BUILDING - GENERAL 19. Building Codes and Ordinances. All project B Through Building construction shall conform to all building codes Completion and ordinances in effect at the time of building of permit. The 2016 code cycle edition shall be in Construction effect effective January 1, 2017. 20. Building Permits. To apply for building permits, B Issuance of Building Applicant/Developer shall submit five (5) sets of Building construction plans to the Building & Safety Permits 7 of 12 NO. CONDITIONS OF APPROVAL Agency When Source Required _ Division for plan check. Each set of plans shall have attached an annotated copy of these Conditions of Approval. The notations shall clearly indicate how all Conditions of Approval will or have been complied with. Construction plans will not be accepted without the annotated resolutions attached to each set of plans. Applicant/Developer will be responsible for obtaining the approvals of all participation non- City agencies prior to the issuance of building permits. 21. Construction Drawings. Construction plans B Issuance of Building shall be fully dimensioned (including building Building elevations) accurately drawn (depicting all Permits existing and proposed conditions on site), and prepared and signed by a California licensed Architect or Engineer. Submit two (2) sets of calculations. All structural calculations shall be prepared and signed by a California licensed Architect or Engineer. The site plan, landscape plan and details shall be consistent with each other. 22. Change of Occupancy Permit required. As per B Issuance of Building section 3408 of the California Building Code, a Building change of occupancy requires the building to Permits meet the requirements of a new building for the proposed occupancy type. This may require upgrades to the structural systems. 23. Engineer Observation. The Engineer of record B Prior to Final Building shall be retained to provide observation services Frame for all components of the lateral and vertical Inspection design of the building, including nailing, hold- downs, straps, shear, roof diaphragm and structural frame of building. A written report shall be submitted to the City Building Inspector prior to scheduling the final frame inspection. 24. Cool Roofs. Flat roof areas shall have their B Through Building roofing material coated with light colored gravel or Completion painted with light colored or reflective material designed for Cool Roofs. 25. CAL Green Building Standards Code. The B Through Building project shall incorporate the requirements of the Completion CAL Green Building Standards Code for the new exterior lighting and automatic irrigation _ controllers for landscaping work. 26. Temporary Fencing. Temporary Construction B Through Building fencing shall be installed along perimeter of all Completion 8 of 12 NO. CONDITIONS OF APPROVAL Agency When Source Required work under construction. FIRE — GENERAL CONDITIONS 27. Fire Codes. Project shall comply with the F On-going Fire applicable Building and Fire Codes in effect at the time of submittal of plan check and permit. PUBLIC WORKS — 28. Encroachment Permits. Applicant shall obtain PW Prior to Public an Encroachment Permit from the Public Works commencem Works Department for all construction work and activity ent of work or in the public right-of-way of any public street. activity in the public right- of-way. 29. Grading/Demolition/Sitework Permit. The PW Issuance of Public applicant shall apply for and obtain a Grading/ Works Grading/Sitework Permit from the Public Works Sitework Department for all site improvement or grading Permit work. The Grading/Sitework Permit will be based on the final set of civil plans and will not be issued until all of plan check comments have been resolved. A copy of Grading/Sitework Permit application may be found on the City's website at: https://ca- dublin.civicplus.com/index.aspx?NID=340 The current cost of the permit is $110.00 and is due at the time of permit issuance. The Applicant will also be responsible for any adopted increases to the fee amount or additional fees for inspection of the work. 30. Submittals. Developer will be responsible for PW Prior to Public submittals and reviews to obtain the approvals of Issuance of Works all participating City agencies. The Alameda Grading/Site County Fire Department and the Dublin San work Permit Ramon Services District shall approve and sign the Improvement Plans. 31. Trash Enclosure. Applicant shall construct a new PW Issuance of DMC trash enclosure serving the three tenants spaces Grading/Site 7.98.30 in compliance with the City's "Solid Waste and work Permit Recycling Enclosure" ordinance. The enclosure must have sufficient space for at least one (1) bin for solid waste, a second bin of at least equal size for storing and collecting separated cardboard, and either a mixed recycling bin or cart for mixed paper, bottles and cans of sufficient size to collect mixed recycling items generated on site. 9 of 12 NO. CONDITIONS OF APPROVAL Agency When Source 9 y Required Enclosures that will be used by food establishments must also allow space for a separate food waste/organics bin of sufficient size to collect food waste generated on site. 32. Trash Collection. Applicant shall meet with the PW Approval of Public trash collection agency during plan check review Improvement Works for the distance, maneuvering and pick-up Plans requirements for trash collection. Provide documentation of results, recommendations, and requirements generated from this meeting and incorporate these recommendations on the plans. Contact for trash collection agency: Jesse Tieger Recycling Coordinator Amador Valley Industries Office No.: 925-479-9545 Cellphone No.: 925-580-0027 jesse@amadorvalleyindustries.com www.amadorvalleyind ustries.com 33. ADA Accessibility Requirements. The PW Issuance of Public Developer shall comply with the City of Dublin Grading/Site Works Public Works Standards and Policies, the most work Permit current requirements of the State Code Title 24 and the Americans with Disabilities Act with regard to accessibility, and all building and fire codes and ordinances in effect at the time of building permit. 1. The reconstruction of the walkway area abutting the westerly building façade shall comply with the current ADA Standards. 2. An accessible pedestrian path of travel from the building to the new trash enclosure shall be provided. 3. The current Accessible Parking signs (R99 signs) of existing accessible parking spaces do not comply with current ADA Standards per CBC 11B-502.6. Remove, replace, or add to the existing R99 signs so that the resulting sign is an R99C sign. 4. The restriping of the parking lot shall comply with the current ADA Standards per CBC 11B-502 and 10 of 12 NO. CONDITIONS OF APPROVAL Agency When Source Required the city off-street parking standards found in Chapter 8.76.070 of the Municipal Code. Additionally, at plan check review, show the locations of the red curbs for the fire lanes and indicate that these be repainted red and labeled "Fire Lane" with the appropriate CVC code section in white stencil. 5. Assess and inspect the existing accessible path from Amador Valley Blvd. to the project building for compliance to current ADA standards. Reconstruct any portion thereof that does not comply with the current ADA standards. 6. If cost of upgrades required to comply with ADA accessibility standards exceeds 20% of the costs of proposed Tenant Improvements, an applicant may request an Unreasonable Hardship waiver from Building Department by completing and submitting the Unreasonable Hardship Request form that is available on the City of Dublin website Building Division Handouts page. A copy of the Unreasonable Hardship Request form can be downloaded from the link below. http://www.ci.dublin.ca.us/Docume ntCenter/View/3576 34. Slurry Seal. The Applicant shall apply slurry seal, PW Approval of Public crack seal, and full depth repairs where Improvement Works necessary to improve the conditions of the Plans and pavement especially at locations that are showing Final signs of heavy allegation or structural failure. Occupancy Additionally, repair or replace damaged planter curbs, medians, and wheel stops within the property limits. 35. Construction Management Plan. During the PW Issuance of Public plan check process, submit a construction Grading/Site Works management plan showing any phasing work Permit proposed, vehicular and pedestrian circulation, accessibility, construction fencing, staging area, 11 of 12 NO. CONDITIONS OF APPROVAL Agency When enc Source g y Required _ pedestrian wayfinding signs, and truck haul route in and out of the property. Obtain approval from the Planning Department for the short-term loss of use of the parking lots and provide alternative locations for parking. _ 36. Bicycle Parking. Developer shall provide bicycle PW Approval of Public parking near the entrances of the establishments. Improvement Works A total of six (6) bicycle racks or bicycle lockers Plans that can house two bicycles per unit shall be installed and shown on the site plans for building permits and site work permits. 37. Erosion Control. A detailed Erosion Control PW Approval of Public Plan shall be included submitted and shall include Improvement Works detailed design, location, maintenance criteria of Plans all control measures, and standard details. The Erosion Control Plan shall be implemented between October 15th and April 15th unless otherwise allowed in writing by the City Engineer. _ 38. Trash Capture. The project Storm water PW Approval of Public Management Plan shall incorporate trash capture Improvement Works measures such as screens, filters or CDSNortex Plans and units to address the requirements of Provision Final C.10 of the Regional Water Quality Control Board Occupancy (RWQCB) Municipal Regional Permit (MRP) 39. Storm water Source Control. "No Dumping PW Approval of Public Drains to Bay" storm drain medallions per City Improvement Works Standard Detail CD-704 shall be placed on all Plans and public and private storm drain inlets. Final Occupancy PASSED, APPROVED AND ADOPTED this 14th day of March 2017 by the following vote: AYES: NOES: ABSENT: ABSTAIN: Planning Commission Chair ATTEST: Assistant Community Development Director 12 of 12 - / v �` \ O ti ; 1 1 I \ 1, ..:-.....--- „....-- ..-r,vg-•.1 J #V^ ^J^ CI � � rr I . � IC j/j /I •I Z°n 1 °22g 116 N I I, Olii c z , n 1 • y 1 W„, r> i• ,J i 1 II , ,i Y-1"-)\> e• •I N • a 1 e 1 ,�. 24.65' -,." , °' CI • iti 1 0� ___ .:4..-- , . .<1c'�Y��. I �, jI- , 11 �.•{�•{ 15000' i1 O I nY^I� ( t\•1 • N89V8'15'E i p. .i I 1 I I 114.00• F.•I I ' u , • '' N 1 I: ;\ 4, ©-,---: \i'? . --t wi x2. —� 2s63 1 1 • • • • _• • • • gIF f4 1 I8" I ci T 1 1 I i ; •e1 BUII i i . NA P. S 4. / �I I ' g - - i L.__ N69'08.1 5•E — i ,LI in.�r •1 • 247 70' 21 S.1'wimitsimi / /� I/ -T , C 1 _ g ;L i. -� ; ._ -- } * Ili •o ! 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