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HomeMy WebLinkAbout6.1 Appeal Wildis No America All Seasons i AGENDA STATEMENT CITY COUNCIL MEETING DATE : June 10 , 1985 SUBJECT : PUBLIC HEARING Appeal of Planning Commission Action to deny PA 85-022 Wildis North America Corporation/All Seasons Riding Academy Conditional Use Permit EXHIBITS ATTACHED : A - Draft Resolution denying the application Backaround Attachments 1 . Appeal letter from All Seasons Riding Academy dated 5/14/85 2 . Letter from Wildis North America Corporation dated 5/6/85 3 . Letter from All Seasons Riding Academy dated 5/6/85 4 . 5/6/85 Planning Comrr�.ission Staff Report with attachments 5 . Minutes of 5/6/85 Planning Commission Meeting RECOMMENDATION s� � �� 1 - Open public hearing ` 2 - Hear Staff st-atement and testimony from -he public 3 - Continue public hearing until June 24 , 1985 City Council meeting FINANCIAL STATEMENT: None DESCRIPTION : On June 6 , 1985 , Stel Papadopoulos, the applicant/appellant, requested the City Council to continue his appeal until June 24 , 1985 , because of school finals . The following is a description of the application: On May 6 , 1985 , the Planning Commission reviewed PA 85-022 Wildis North America Corporation/All Seasons Riding Academy Conditional Use Permit application . The two major proposed uses were : 1 ) therapy center for disabled and non-disabled athletes, and 2 ) a place for public gathering, including classes , potluck dinners, meetings, and bingo . At the meeting, the Planning Commission received; Supplemental information from All Seasons Riding Academy - Written and verbal request for denial from 4ildis North America Corporation, property owner ----------------------------------------------------------------- ITEM NO. COPIES TO: Wildis North America Corp. All Seasons Riding Academy Planning Department s Public testimony from numerous parties : some supporting the application; many opposed The Planning Commission unanimously denied the application, finding, in part, that : 1 . The use would be detrimental to the economic vitality of the existing commercial tenants - and the center at large. 2 . The use would be inconsistent with the C-1 District intent to provide areas for comparison retail shopping and office uses . 3 . The use would be inconsistent with the General Plan policy which calls for strengthening existing shopping centers . On May 15 , 1985 , the Staff received a letter of appeal from Stel Papadopoulos, Executive Director of All Seasons Riding Academy. The application involves three issues : 1 . Is the proposed land use consistent and compatible with the General Plan policies, zoning, and surrounding area? 2 . Should the property owner ' s opposition cancel the application? 3 . Is competition with other bingo games grounds for denying the application? 1 . Land Use General Plan policy 2 . 2 . 3A Neighborhood Shopping Centers reads : Strengthen existing neighborhood shopping centers . The proposed site is zoned C-1 (Retail Business) District with the intent "to provide areas for comparison retail shopping and office uses , and to enhance their usefulness by protecting them from incompatible types of commercial uses . . . " The Planning Commission and Staff concur that the proposed land use of the 23 , 000+ square foot anchor tenant space in the Village Square Shopping Center would be detrimental to the economic vitality of the shopping center. The use was found to be inconsistent with the intent of both the General Plan and the C-1 (Retail Business) zoning district . 2 . Property Owner Opposition As part of the City ' s Planning Application Form, Stel Papadopoulos of All Seasons Riding Academy, signed a statement representing to have the property owner ' s authorization to file the application . Wildis North'�America Corporation, the property owner, leased the space to 1pha Beta. All Seasons Riding Academy, the applicant, is proposing to sublease the property from AGE, who is subleasing from Alpha Beta. Staff considers this a private matter between the property owner and lease holder, rather than a public matter for the City to decide . Should the City Council approve the application, however, the applicant should be required to show proof that they have the legal authority from the property owner to use the site. 3 . Bingo Competition Many of the people who spoke against the application at the Planning Commission public hearing were opposed to an additional bingo game competing with their existing bingo operations in the Tri-Valley area . / While certain aspects of the proposed bingo - operation , such as parking, traffic , or noise, might be planning concerns, competition with other bingo games is not grounds for denial . The Planning Commission and Staff recommend denial of the application because the use appears to be inconsistent with the General Plan, zoning, and shopping center use, rather than because of competition with other bingo games . _ Additional background and details are included in the attached Planning Commission Staff Report (Attachment 4 ) At this time , Staff recommends that the City Council continue the public hearing until the June 24 , 1985 City Council meeting. J t Jr. RESOLUTION NO. A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF DUBLIN ----------------------------------------------------------------- DENYING PA 85-022 WILDIS NORTH AMERICA CORPORATION/ALL SEASONS RIDING ACADEMY' S CONDITIONAL USE PERMIT APPLICATION AT VILLAGE SQUARE SHOPPING CENTER, 7373 VILLAGE PARKWAY WHEREAS, All Seasons Riding Academy filed an application for a Conditional Use Permit to allow use of the former Alpha Beta Market located within the Village Square Shopping Center at the northeast corner of the intersection of Village Parkway and Amador Valley Boulevard, more specifically described as APN 941-197-079-08 , as a commercial recreation facility; and WHEREAS, the adopted City of Dublin Zoning Ordinance restricts the operation of a commercial recreation facility in a C-1 ; Retail Business District until a Conditional Use Permit is secured; and WHEREAS, the Planning Commission did hold a public hearing on said application and did deny said application on May 6 , 1985 ; and WHEREAS, on May 15 , 1985 , Stel Papadopoulos , Executive Director of All Seasons Riding Academy, filed a timely appeal of the Planning Commission action; and WHEREAS, the City Council did hold a public hearing on said application on June 10 , 1985 ; and WHEREAS, proper notice of said public hearing was given in all respects as required by law and included notification of existing tenants within the subject Village Square Shopping Center; and WHEREAS, this application has been reviewed in accordance with the provisions of the California Environmental Quality Act and has been found to be categorically exempt; and WHEREAS, the Staff Report was submitted recommending that the Conditional Use Permit application be denied; and WHEREAS, the City Council did hear and consider all said reports, recommendations and testimony herein above setforth; and WHEREAS, the City General Plan includes language calling for the strengthening of existing neighborhood shopping centers ; and WHEREAS, the Staff Report for this project advised the City Council of Staff ' s concerns that establishing the proposed use in the subject tenant space of the Village Square Shopping Center would serve in the long run to adversely impact the vitality of the center as relates to the amount of commercial traffic visiting the center. NOW THEREFORE, BE IT RESOLVED THAT THE City Council does hereby find that ; 1 ) The requested use will not be properly related to other land uses and service facilities in the vicinity. T t 2 ) The requested use will be materially detrimental to the public welfare . More specifically stated, the use would be detrimental to the economic vitality of the existing commercial tenants and the center at large and may in the long run adversely impact the economic vitality of the community at large. 3 . The requested use will be contrary to the specific intent clause established for the C-1 District. More specifically stated, the use would be inconsistent with Section 8-48 . 0 of the Zoning Ordinance which states the C-1 Districts are established, in part, to provide areas for comparison retail shopping and office uses . 4 ) The requested use will be inconsistent with the Guiding Policy of the General Plan as it relates to Neighborhood Shopping Centers which calls for the strengthening of existing centers . BE IT FURTHER RESOLVED THAT THE Dublin City Council does hereby deny said application. PASSED, APPROVED ADOPTED this th day of 1985 . AYES : NOES : ABSENT: Mayor ATTEST: City Clerk (Ae Seasons Qd!Aa uAcademg 43510 Os 9 ood Road gxemont. Cdi johnia 94538 %Iepbw 6SI.7390 May 14, 1985 Kevin Galey City of Dublin Planning Dept. Re: 7373 Village Parkway, Dublin California Dear Kevin, This letter is to formally appeal the Planning Commission decision on the Conditional Use Permit Application at 7373 Village Parkway, Dublin. Please advise of any filings that may be necessary to make this appeal to City Council. Thank you for your assistance. Sinc ecutive irector 1�1 aY 15 X985. pusuN ��N�N SP:kw C WILDIS NORTH AMERICA CORPORATION SUITE 1123, GRAMERCY TOWER 1177 CALIFORNIA STREET, SAN FRANCISCO, CA 94108 U.S.A. TELEX 34327 GFIUR TEL. (415) 775-1925-1928 MAY 6, 1985 CITY OF DUBLIN PLANNING COMMISSION SUBJECT: Notice of AppZication 4or Change o6 Use Pexm.it PA 85- 022 AZZ Seasons Riding Academy jot a C o nd,it io nab. 11.6 e P erm.it. TO WHOM IT MAY CONCERN: WiZd.is North Ametica CoApoxation (WNAC) , propexty owneAs 66 the Dubt,in V,ittage Squatce Shopping Centetc, Dublin, Cati4otcnia inctud.ing Unit # 7373 is in accordance to the notice and documen- ta.ion presented to us by the City o6 Dubtin P2ann.ing Commission xespond,ing to the above Ae6erenced application as �ottows : 1 . WNAC is not and did not apply 6oA oA Aequest a change of zoning ox occupancy peAm.it Aequitements jot the said pxopeA.ty ox appticant. 2 . WNAC does not have any knowledge about the appticant oti the,ix said use of the pxopeAty. 3 . WNAC does not appAove o6 any Request boA change in the bu,iZd,ing structuxe eithex .in.tet iox ox ex.tet iox Aetating to the above appticant-6 usage. 4 . WNAC does not believe this appZicant would pxov.ide as the anchox tenant in the centeA the necessary dxaw box the add,itionaZ customers xequ.iAed to jac,ititate usage o f the existing tenants products ox sexv.ices in the cen.teA. In view of this .in6oxmation, WNAC betieves that the PZanning Commiss- ion shou.t'd deny the application PA 85-022 and Aeta.in the occupancy and use codes now in ejject jot the centex. We thank you jot your kind attention concexn.ing this ma.tteA, we Aema.in S.incexety yours, WiY-d.is Noxth Ametica CoApoxation JAMES A ROTH CoApoxate Secretary 10 11 u4QQ Seasons Tidipg u ademy 43510 Osgood Toad ® % ma f, CA om,, 94538 9 4ep6e 651.7390 May 6, 1985 Development Services P.O. Box 2340 Dublin, CA 94568 Attn, Kevin Gailey Re: City File #PA 85-022 Dear Mr. Gailey, The Following answers are in response to your questions, subsequent to your review of Application #PA 85-022. 1. One hundred percent of the current student body and volunteers will utilize the new location, weekly. 2. Approximately fifty persons per hour will utilize the facil- ity five days a week, 9:OOA,M, to 4:30P.M. 3. ASRA has only the Equestrian Center in Fremont, Ca. 4. There maybe other facilities available but not for the cost and terms of this one. 5. Instructor courses will be held quarterly, Monday thru Saturday between the hours of 8:OOA.M. and 4:30P.M. 6. Proposed area of use is the 17,400 square feet of floor space. 7. Proposed uses of the building have been discussed with Vic Taugher and we have an understanding of the code requirements. Only proposed uses are therapy center, classes and meetings, fundraising-potluck dinners, dingo. (No liquor) 8. There will be no overlap of activities and its possible we could rent to other similar activities consistent with our own parameters. J If you have any questions concerning this report please call.Stel Papadopoulos (415) 6 1 390. Sin er y, 0 os R E C E I V E D ap do �s'1 E ec v Director .,,985 SP:kw DUBLIN PLANNING r �lQQ Seasons �Rtdtng caden+y ® 43510 Osgood Toad .® Lemont. Ca�t�oxnta 94538 %hpiw 661.7990 RECEIVED 'JUN G 1985 June 6, 1985 CITY Or DUBLIN City of Dublin Development Services P.O.Box 2340 Dublin, CA 94568 Attn: City Manager & City Council Re: Public Hearing Date Change Request Dear Sirs: It will not be possible for me to attend the appeal hearing on June 10, 1985, due to prior committments to my teaching. Thank you for your consideration in rescheduling the hearing to June 24, 1985 regarding the Appeal of Planning Commission Action to deny PA 85-022 Wildis No America Corporation/All Seasons Riding Academy Conditional Use Permit. Sincerely, Stet Papadopoulos Executive Director SP:kw . 1 � CITY OF DUBLIN PLANNING COMMISSION AGENDA STATEMENT/STAFF REPORT o Meeting Date : May 6, 1985 TO: Planning Commission FROM: Planning Staff Cr SUBJECT: PA 85-022 All Seasons Riding Academy Conditional Use Permit GENERAL INFORMATION PROJECT : All Seasons Riding Academy ' s request for a Conditional Use Permit to allow use of the former Alpha Beta Market as a commercial recreation facility. APPLICANT: Stel Papadopoulos , Executive Director All Seasons Riding Academy, 43510 Osgood Road, Fremont, California 94539 PROPERTY OWNER : Wildis North America Corporation 1177 California Street, Suite 1123 San Francisco, California LOCATION: 7373 Village Parkway Dublin, California 94568 ASSESSOR PARCEL NUMBER: 941-197-079-08 PARCEL SIZE : The 23 , 000+ sq. ft . tenant space is roughly centered within the seven acre Village Square Shopping Center EXISTING ZONING AND LAND USE: C-1 (Retail Business ) ; Community Shopping Center SURROUNDING LAND USE AND ZONING: North : Church Complex, R-1-B-E East : Residential, R-1-B-E South : Mixture of Commercial and Residential (C-1, C-N, and R-1-B-E) West : Residential, R-1-B-E ZONING HISTORY AND BACKGROUND INFORMATION: On November 5 , 1969 , the Alameda County Planning Commission approved Site Development Review submittal S-288 for a '61, 250+ square foot shopping center on a 6 . 4+ acre property . The approved plan for the Village Square Shopping Center indicated a total of 309 parking spaces . Stores proposed included an Alpha Beta Market, a bank, a drug store, restaurant, an architecturally revised Jack-in-the-Box drive-through restaurant and other unspecified retail stores and offices . As indicated in the letter dated March 22 , 1985 , from Denis Mathewson ( the commercial broker handling the leasing of subject tenant space ) , Alpha Beta closed down their operation at this center approximately five years ago . Subsequent to that closure, Alpha Beta entered into a long term sublease with the present ----------------------------------------------------------------- ITEM N0 . lessee , AGE, who proposed to operate a discount liquor store and an appliance outlet in the 23 , 000+ square foot tenant space. The tenant space has remained vacant for approximately four years . APPLICABLE REGULATIONS : The following sections of the Zoning Ordinance and General Plan relate specifically to this application : ZONING ORDINANCE : Section 8-48 . 0 states in part that Retail Business Districts (C-1 ) are established to provide areas for comparison retail shopping and office uses . The Zoning Ordinance allows a commercial recreation facility to be operated, other than a movie theater and if within a building, in a Retail Business District when approved as a Conditional Use (Section 8-48 . 2 (b) ) . Section 8-94 . 0 states that conditional uses must be analyzed to determine : 1) whether or not the use is required by the public need; 2 ) whether or not the use will be properly related to other land uses, transportation and service facilities in the vicinity; 3 ) whether or not the use will materially affect the health or safety of persons residing or working in the vicinity; and 4 ) whether or not the use will be contrary to the specific intent clauses or peformance standards established for the district in which it is located. Section 8-94 . 4 states the approval of a Conditional Use Permit may be valid only for a specified term, and may be made contingent upon the acceptance and observance of specified conditions , including but not limited to the following matters : a) substantial conformity to approved plans and drawings ; b) limitations on time of day for the conduct of specified activities ; c ) time period within which the approval shall be exercised and the proposed use brought into existence, failing which, the approval shall lapse and be void; d) guarantees as to compliance with the terms of the approval , including the posting of bond; e) compliance with requirements of other departments of the City/County Government . GENERAL PLAN: l 1. 8 . 1 Land Use Classifications Commercial/Industrial Retail/Office . Shopping centers, stores , restaurants , business and professional offices , motels , service stations and sale of auto parts are included in this classification . Residential use is excluded except in the Downtown Intensification Area . 2 . 2 . 3 Neighborhood Shopping Centers -2- Guiding Policy A. Strengthen existing neighborhood shopping centers . Competition from downtown and from north of the County line leaves no trade area within the primary planning area for neighborhood shopping centers other than Dublin Square, San Ramon Village Plaza, and Village Square . 8 . 1. 1 Structural and Grading Requirements Implementation Policy A. All structures shall be designed to the standards delineated in the Uniform Building Code and Dublin Grading Ordinance . A design earthquake shall be established by an engineering geologist for each structure for which ground shaking is a significant design factor . ENVIRONMENTAL REVIEW: Categorically exempt NOTIFICATION: Public Notice of the May 6, 1985, hearing was published in the Tri-Valley Herald, mailed to adjacent property owners , and posted in public buildings ANALYSIS : From the outset of discussions between planning Staff and the project proponents , Staff indicated reservations Staff would have about using the 23 , 000+ square foot anchor tenant space in the Village Square Shopping Center for a use other than a traditional retail business use . The use proposed for this tenant space is detailed in the written statement submitted with the aplication (see Attachment 2 ) . The two major activities proposed have been described as follows : 1 ) THERAPY CENTER - Space for body conditioning and training for athletes (disabled and non-disabled) , within the 13 , 000+ square foot multi-purpose area. The tenant improvements in the multi-purpose area are proposed to be limited to the installation of carpeting and/or padded 'areas and use of benches and exercise equipment. 2 ) PLACE FOR PUBLIC GATHERING - To provide a space for class instruction (teaching of instructors) , a place for membership meetings and a place to host fund raising activities such as pot luck dinners, seminars, and bingo. The applicant is proposing that the 13 , 000+ square foot multi-purpose area would be used for these functions. Staff has advised the applicant that additional information) regarding the proposed uses of the tenant space is necessary to facilitate Staff ' s analysis of the appropriatness of said uses and of the potential impacts associated with the proposed uses (Staff ' s letter dated April 12 , 1985, see Attachment 4 ) . Staff requested elaboration on the proposed uses , including requests to indicate the hours/days of assembly uses and what overlap, if any, with the therapy center uses may occur . Additionally, Staff requested an indication as to whether assembly areas would be made available for rental to non A. S .R.A. uses such as weddings , meetings , dances , etc . Answers to these inquiries would be mandatory prior to any affirmative action on this proposal , as that information would dictate the numerical parking requirements for the center and would have implications as to the amount of ancillary improvements to the tenant space that would be required. -3- For discussion purposes , Staff made several assumptions as to the likely occupancy levels of the subject tenant space . These assumptions are detailed in the chart labled "Village Square Shopping Center Parking Analysis - Chart II Adjusted Parking Requirements" ( aee Exhibit B) . That parking- analysis assumes that the applicant will partition the tenant space into smaller spaces each with an occupancy load not in excess of 300 people . The Building Official has advised that a change in occupancy from a B-2 ; business occupancy to an A-2 ; assembly occupancy will necessitate interior alterations to meet fire and seismic loading code requirements . A 300 - person occupancy load constitutes a thereshold occupancy level that would apparently require extensive internal building improvements to satisfy code requirements regarding fire and seismic loading regulations . For that reason it is anticipated that the tenant space partitioning would be pursued as suggested in Chart II, or in some other comparable manner . As indicated previously in this report, the City ' s General Plan calls for the strengthening of the City' s existing neighborhood shopping centers . The site is also included in the Downtown Improvement Plan area recently, designated by the City Council . Based on the General Plan guiding policy and potential Downtown Improvement Plan policies, it is Staff ' s stated position that a high volume retail business outlet would be considered a more appropriate type of tenant occupancy for the tenant space . The 23 , 000+ square foot tenant space constitutes almost over one-third of the square footage of the Village Square Shopping Center . The long- term economic viability of the 28+ tenants in this center, and the shopping center ' s viability at large, will be greatly impacted by the type of tenant occupancy ultimately located within this 23 , 000+ square foot space . As the projected development in the northeast corner of the City unfolds ( 2 , 170+ dwelling units anticipated to be added to the residential base existing in 1983 ) the past problems encountered in securing a more appropriate tenant for this anchor space of the Village Square Shopping Center may be alleviated. Based on the above analysis , Staff recommends that the proposal to establish a commercial recreation facility in the former Alpha Beta Market space be denied. RECOMMENDATION FORMAT: 1 ) Open public hearing and hear staff presentation 2 ) Take testimony from applicant and the public l3 ) Question staff, applicant and the public 4 ) Close public hearing and deliberate 5 ) Adopt Resolution denying the Conditional Use Permit, or continue to allow applicant to supply supplemental information . ACTION : Staff recommends the Planning Commission adopt the attached Resolution (Exhibit C) denying Conditional Use Permit Application PA 85-022 . -4- r 1 ATTACHMENTS Exhibit A - Floor plan, Conditional Use Permit submittal Exhibit B - Parking Summary Charts Exhibit C - Resolution denying Conditional Use Permit Background Attachments 1 - Location maps 2 - Applicant ' s Justification and Description of Project ( letter dated received March 18, 1985 ) 3 - Letter from Commercial broker providing background information ( letter dated March 22 , 1985 ) 4 - Letter from Planning Department to applicant requesting supplemental information (letter dated April 12 , 1985 ) 5 - Site Plan for center indicating approved plan 6 - Site Plan indicating existing layout 7 - Comments received from Building Inspection Department 8 - Comments received from DSRSD Fire Department COPIES TO Wildis North America Corporation Attention : James A. Roth All Seasons Riding Academy Attention : Stel Papadopoulos Coldwell Bankers Attention : Denis Mathewson AGE Liquors Attention : Mark Seeman i -5- t rt :;f .:. -::• :is_:: . .. !_ _ _:..f � ;�.: ... •. ,:_. . Q - _ M u ITl P u r F o c e.Room + .1. Ht � H �LL14q LA T A Sroa[ -- R E C E I Y E OC;I,I �'I•.I��1 —�c'1'— —�1.�Ln_ I,t _le _ u'.; .psi 1373 VILLAGE SQUARE SIIOPPING CFrN= PARKING ANALYSIS - CHART I EXISTING PARKING IAYOUI'/REQUIRI1OM Building Gross Net Size (SF)* Required Parking ':`.-.:Required Parking Size (SF) Retail (1 SP @ Restaurants(1 SP @ 300 SF) 4 Occupants/60 SF) 1. 5,750** 1,781 Retail 5-9 --- 3,681 Restaurant --- 61 (149 seats) 2, 2,400 2,280 7.6 --- 3. 5,000 4,750 15.8 --- 4, 22,475 20,227 67.4 --- 5, 6,750 6,412 21.4 --- 6, 12,150 11,543 38.5 --- 7. 3,600 3,420 11.4 --- Jack-in- the Box 900 855 --- 14 (27 seats) Copper Skillet 3,750 3,562 --- 59 (120 seats) TOTALS 62,775 SF 58,511 SF 168 Spaces 134 Spaces CURR= P.VaING REQUIRE:,= GRAND TGTAL = 302 spaces * For study purposes, the net size of buildings in the center has been estimated by Staff to be 95% of gross except Building 3, wfiich because of its size, layout and space developed for storage was estimated to have a net size 90% of gross. ** The two restaurant uses in this building were estimated to involve 3,875 SF of the 5,750 SF in this building. pc �'vT '• S�6�g5 -6- . • l VILLAGE SQUARE SHOPPING C.FM= PARKING ANALYSIS - MART II ADJUSTED PARKING REQU=ffWM Breakdown of adjusted parking requirements of Building 3 reflecting proposed tenant use; a) 1,000 SF office space (1 sp @ 250 SF) = 4.0 spaces b) 5,500 SF storage space (1 sp @ 1,000 SF) = 5.5 spaces c) Exercise/assembly area Area A; Assume 4,500 SF for Therapy Center (To give maximum 300 occupants with one person @ 15 SF) Parking Requirement is 1 SP @ 6 occupants = 50.0 spaces " - Area B; - Assume 4,500 SF for Assembly Area (To give maximum 300 occupants with one person @15 SF) Parking Requirement is 1 SP @ 6 occupants = 50.0 spaces ' - Area B; Assume 5,300 Net Re.*naining for Retail Sublet Parking Requirements is 1 SP @ 300 SF = 17.7 spaces Adjusted Parking Requirement for Total Building 3 = 127.2 spaces Adjusted Total Building 3 127.2 spaces Adjusted Total Remaining Center 234.6 spaces New Total For Center 362 spaces L -7- RESOLUTION NO . A RESOLUTION OF THE PLANNING COMMISSION. OF THE CITY OF DUBLIN ------------------------------------------ - DENYING PA 85-022 WILDIS NORTH AMERICA CORPORATION/ALL SEASONS RIDING ACADEMY'S CONDITIONAL USE PERMIT REQUEST TO ALLOW A COMMERCIAL RECREATION FACILITY IN THE FORMER ALPHA BETA MARKET LOCATED IN THE VILLAGE SQUARE SHOPPING CENTER WHEREAS, Wildis North America Corporation/All Seasons Riding Academy request approval of a Conditional Use Permit to allow use of the former Alpha Beta Market located within the Village Square Shopping Center at the northeast corner of the intersection of Village Parkway and Amador Valley Boulevard, more specifically described as APN 941-197-079-08, as a commercial recreation facility ; and WHEREAS, the adopted City of Dublin Zoning Ordinance restricts 'the %operation of a commercial recreation facility 'in 'a C-1 ; Retail Business District until a Conditional 'Use Permit is secured; and WHEREAS, the Planning Commission did hold a public hearing on said application on May 6, 1985; and WHEREAS, proper notice of said public hearing was given in - all respects as required by law and included notification of existing tenants within the subject Village Square Shopping Center ; and WHEREAS, this application has been reviewed in accordance with the provisions of the California Environmental Quality Act and has been found to be categorically exempt; and WHEREAS, the Planning Commission finds that the Conditional Use Permit will not have a significant environmental impact; and WHEREAS, the Staff Report was submitted recommending .that the Conditional Use Permit application be denied; and WHEREAS, the Planning Commission did hear and consider all ;-said .;..reports , recommendations :.and .testimony herein --above setforth; and :.:WHEREAS, the City General Plan includes language ` calling ;for =the •.:strengthening of existing neighborhood shopping cen ters WHEREAS, the Staff Report for this project advised the .Planning Commission of Staff ' s concerns that establishing the proposed use in the subject tenant space of the Village Square Shopping. Center would serve in the long run to adversely impact the vitality of the center as relates to the amount of commercial traffic visiting the center . NOW THEREFORE, BE IT RESOLVED THAT THE Planning Commission does hereby find that; 1 ) The requested use will not be properly related to other land uses and service facilities in the vicinity. 2 ) The requested use will be materially detrimental to the public welfare . More specifically stated, the use would be detrimental to the economic vitality of the e:isting commercial tenants and the center at large and may in,-the long run adversely impact the economic vitality of the comm�n_Jty at large . 3 . The requested use will be contrary to the specific -intent clause established for the C-1 District. More specifically stated, the use would be inconsistent with Section 8 7,48 .0 of the Zoning Ordinance which states the C_1 Districts are established, in part, .. to "provide areas for comparison retail shopping and office uses . ' 4 ) The requested use will be inconsistent with the Guiding Policy of the General Plan as it relates to Neighborhood Shopping Centers which calls for the strengthening of existing centers . BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does hereby deny said application . PASSED, APPROVED ADOPTED this 6th day of May,' 1985 . AYES : NOES : . ABSENT: Planning Commission Chairman ATTEST: Planning Director +. K \ - RON.\-r { ,t F S r r+ a 1 , •o L L r t L,. •i C t I , \..�� yY.� \;\' ! a .0�; "N�`r '} ,r� �:•i..f.si. i:�CSfA♦t•• !o•+cfs a L t/n f = I 1 J V i' 1 \. r�. �'�: .r. .1 ,'lyi.r o .. ,^ .G:.Vii.... "�, •�� i•�i• •.-}r•. - \� .0 .�'a C, `y''•F,•\�••f I' •AAt.+Ir.G'• •AAEA� r \- 4 .r t f•• ?tt. 1 1?� 4,• .' , •. � �"r c;:/. G� C'�•�'..1 \� aka ,.,('�.°Y•• ��.!' ..�r:._ A.. _,may-1 ff • t �+ 11 , I — t�. YS r' • •r _I % ) r �; ZY a s .t r a .y 'r V \\ "'to`-WW7�/'r��1a s v, _ ••"'�" r � �1(7�YY�`> r. i•iAAxS AESfRVE:' t�t� E;.r.ml� i \ +� �-r � "'�.' 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"2., - . ,•-l' 'i: o_?rt- \� +�;�` 1•'.J'l'1� ^ .�.�• ,�:v ,1 7 c `1^';'. �•�, �.,Yt •,4• _ .rte Iv ''i. L T' ���'�i'✓7 �"i�t4d ,S �.14'��Zv�.��. 7\1,�:7f, �°'�L}'',jt:r`•�'�rr .t du. .��, �•.��"t q�l •� �/•'T �tiC,��{{.'•�_'•���1'� .i':���' ,•- ''-• :(• .•.. r`- 1,• E>D � i/%rP. .F,\ �j�J`fr`p'-�- 3L'`r3n5'Ir� "'{S, ;5+�`-�-'s�k•"' :L�,�.,1�,�,},��.i=; �;::1�� +)1. r�r�+4t'' _�• t 1 '-'�• �f T � T t 1 ,� '�1 '(•'�rlry�"i,3is ��1�1����y,�{�f,5�-.y�.<J�,��-/��.1,3�y�..7:ttlj�.-�`�•��t'-*' '"L�ti�.{�':S-..•�'�,�AO��•'}. /, r � ;. St- el Papado I'D u,_tic� :; — E::E_�_ut:iVP Director All SE:ztsort�L R:i d i nr1 Ai_:a,acirty A-75 10 O �t,l raod F�(Di_l la Fremont. CJ.,. Ci.-ty: of DUbl in .. . si stint F'1 a,nner 1-:'e,vi n G�::ii 1 e -. A""s F'1 artni ng Del. artmc�n't - Dub! i n flrtr-ch 17, 1ifl� Re 7-7, Vi 11 a q e F'arl::way, DUL I i n COndi.tiOnaI Usr2 Permit Al 1 Sc�asons Ri di ng Ac'=a:dem; (A. S. R. A. ) was organized in 1976, in Fremont, California, to provide equestrian therapy for-. the disabled i n our comtnuni t�/. Since then, .A. S. R. A. has become the foremost leader in the world for . programs .of_.this 1::ind and a role model for over . '7ttCt similar centers in the United States. Today A, S. F:. A. services over 427 disabled Students and an additional 225-.) able-bodied students per -week: a=_sisted by our volunteers. - staff ,00. and over .� - - • In 19E34. A• S• R• A• E,ecutive Director. Ste! Pap adoeoulos. ` was appointed by the National Association of Sports and the . - _ United States Olympic Committees to head the United States . Equestrian Team. This also meant developing a competitive disabled equestrian team to compete under the Olympic flags. . SUbsegUentl y A. S. R. A. has been chosen to provide therapeutic body conditioning and training for American Olympic team athletes preparing for the 117G2 01 ympic Came= in Secttl , South F"or-ea. A. S. R. A. has also trained over 20o instructors per year in .... sports therapy designed for equestrian and atheletic ..: programs nationally and internationally. _ A. S. R.A. is a self sufficient non-profit organization supportid by its membership, grants, 'donations, Contributions, and .fund raising. We are requesting issuance of a conditional use permit for. •,;;_ ,:;.;_:_ :. btsi 1 di ng 1 ocated .at 73 -3 Vi I 1 age Parkway .D�-tbl in,-.for. : ;E use ATTAU' 1 1 . THE=RAFY C _R - To provide body conditioning and tra:ininct for athlE�tc�t (d.i. sabled and non-disabled) . This activity wall b0- Per-far•mr'd in the multi-purpose area. Benches and equipment will be placed within the room on c..jr•peted and/or padded ar'er�.s. PLACE FC)F; PUBLIC GATHERING - To provide a location for clas e2s to teach instructors, a place for membership r1„-?EItinq,;, and a place -to hest fund raising activities; ie. pot luck dinners, sem:inar�-., and bingo.. to enable the A. S. F;. A. program to remain self-sufficient. Ten thousand sgi_�are feet of the carpeted -purpose room will serve its second function as an area in which A. S.R. A. " will .host fundraising , public gather i ng s, 'and meetings. e A. S. F;. A aff ice will be located in e:;istino rooms .- ; ! ' adjacent to the e::i sti ng re°s'trooms and multi-purpose room. - -No .structural building improvements, additions, or ;•..: -.. . . deletions, will be necessary to the building to accomodate : . A. S. R. A in its application for this conditional use. 4Je submit this request and application for your. censidera-tion and approval . I am available for additional information if necessary at, (415) 651-7•_9��. Thank:-you for your consideration in advance. Res e tful, y su mitts , P - el a pool os E::ec v Director - All Season' s Riding Academy - _ • A MEMIIER OF THE SEARS FINANCIAL NETWORK ONE KAISER PL a_'A L^1:C\'!.\Y©UILOI.NG•SUITE IISO OAKLAND,CALIFORNIA 9+61: C3 COMMERCIAL REAL ESTATE SERVICES March 22, 1985 Mr. Kevin Gailey Senior Planner City of Dublin P.O. Box 2340 Dubl in; CA 94568 RE: SUPERMARKET TENANCY FORMER ALPHA BETA MARKET DUBLIN, CALIFORNIA Dear Kevin: is to answer your question concerning the The purpose of this letter possibility of another market locating in the former Alpha beta. Alpha Beta Markets closed their 23,200 square foot store at the northeast corner of Amador Valley Boulevard and Village Parkway approximately five years . ago; because the store was generating an insufficient volume of business to support the overhead to keep the store open. Prior to their closing; Alpha Beta made an extensive effort to find another grocery store to take its place, since it was obligated on a lease through June of 1995 and had a substantial amount of money invested in fixtures and other leasehold equipment, which they could have passed on to another market. After they closed the store, they retained Coldwell Banker Cogmercial Real Estate Brokerage to again try to find another market to take its place. We =; were unable to accomplish this in spite of nearly a year's effort and subsequently entered into a long term sublease with the present tenant; AGE. AGE had planned to operate the store as a discount liquor and apps iance outlet. They never opened as a liquor, store because of the addition of Liquor Barn in the trade area. I believe they did operate part of the store as an appliance store for a short period but found it unprofitable to continue to do so. I might also note that at about the same time, Sattler's Appliances, a major East Bay appliance chain; closed its store on Yillage Parkway because of insufficient business. .. ,.Over the last five years we have tried without success to interest a market in the space. ..For your convenience, I have listed below the names of the major•,':'. ..:. r: ; stores to whom the property has been submitted, and who have rejected the :.: . 'location because of insufficient business potential : ATT.Au 12,M21 ,0 EN, T 5 Page Two March 22 , 1985 _ Mr. Gailey Nob Hill General Stores P.W. Supermarkets Park & Shop Markets Raley's Supermarkets Ralph's Grocery-Federated Safeway Stores, Inc. Save Mart Stores , Inc . Smith's Food Kina Von's Grocery Co. United Grocers Flair Markets Dick's Market Romley's Market Albertson's CF Marts of California; Inc . Cala Foods, Inc. Circle K Food Stores Farmers Markets, Inc. Fleming Foods Frank Petrini Co.; Inc. Fry's Food Stores; Inc. Holiday Markets Jumbo Markets; Inc. Lucky Stores; Inc. Mayfair Markets-Arden Farms Brentwood Markets Diablo Foods COOP Markets Canned Foods, Inc. During this same period of time, first for Alpha Beta and for the past four years in behalf of AGE as the subtenant, we have also tried without success to attract a retail user to the property. Please feel free to call me, should you , other members of the staff, or the planning commission need additional information. Sincerely ; COLDWELL BANKER COMMERCIAL REAL EST�TE SERVICES Denis Mathewson Senior Sales Consultant (415) 874-1920 dalyO8 cc: Mr. Mark Seamon J ITY OF DUBLIN , OPY Planning'Zoning 8"9 ;`?i6 Dcvel()Prnvnt Services April 12 , 1985 Building & Safety 829-062-2 P.O. 60x 2340 Engineeriny;'Public Works 829-40i6 Dublin, CA 9456S Stel Papadopoulos , Executive Director All Seasons Riding Academy 43510 Osgood Road Fremont, California 94538 Dear Mr. Papadopoulos : ^ The City of Dublin Planning Department has reviewed your application, City File nPA 85-022 , and has determined that the application cannot be accepted as complete in the form submitted. To complete your submittal the following supplemental information, which will serve to expand upon information supplied in your written statement dated March 18, 1985, must be submitted to this office ; Indicate what percentage of the disabled students, able- bodied students and volunteers currently associated with All- Seasons Riding Academy (A. S .R.A. ) will be anticipated to utilize the proposed facility. Indicate the maximum nu:-Der of users proposed at any one time and what the hours/days of operation proposed nor the therapv center will be . Indicate other facilities , and their function and location that are available for A.S .R.A. users. Indicate whether there is currently another facility available for - public gatherings or another facility available for the therapy center function. - Indicate the frequency of training courses for instructors, their class size and hours/days of instruction. Indicate the square f cotage � of area proposed for A.S.R.A_ office uses ,l the maximum employee count and hour/days oz occupancy. The "therapy center" use is considered an A-2; assembly occuo_ ancy by the building code . If the area assigned for I this use exceeds 4 , 500 sq. ft. (an occupancy load of 300 persons assuming 1 person @ 15 square feet) then special building code requ; rements for fire protection and seismic leading considerations will come into play. Please indicate the precise area proposed to be used for this activity? i I Ewa r � i - PG The "place for public gathering" use is also considered an A-2 ; assembly occupancy, by the building code. Dependent upon the type of occupancy proposed (i .e . , lecture - type seating or table seating) extensive building code requirements for fire protection and seismic loading considerations may come into play. Based on the above, a more detailed description of the proposed assembly uses must be supplied: Additional information as to the size of s and detailed description all possible types assembly space assembly uses proposed must be supplied. Contact with Vic : . Inspection Department at 829-0822 is Taugher of the Building recommended to assure you have a complete understanding of rements relating to assembly uses. the building code requi As regards to land-use considerations, elaboration must be provided as to the hours/days . of assembly uses and what _. overlap, :. if any, with therapy center uses might occur.Y. Additionally,- please ' indicate whether assembly areas would . rental to non A.S.R.A. uses such as be made avai lable ,_ for weddings, meetings ,. danc`s , etc . At this time Staff wishes. to reiterate previously stated concerns that the type of use proposed in this 20 , 0001 square loot anchor tenant space at the Village Square Shopping Center may be inappropriate as relates to potential adverse impacts to existing tenants lri the Center and as regards the economic health and vitality of the center in general . If you have any questions concerning this let"er, please contact me at 829-4916 at your convenience . Sincerely, Kevin ailey, Senior Planner KJG/j y cc:- PA 85-022. l - Denis Mathewson... . (Coldwell Banker One Kaiser Plaza Ordway Building, Suite 1150 Oakland, California 94612 ) - Building Department, Vic Taugher f� 11-1-1-i l IF i 91 111 \ I!t S//OPS ' +- ��sow F,7S0 ta.f7' ei /?,/3b A7/r h Y ccb=I / rFLf Al'Pf E A 2/Su.�8. r� BLDG RA 7-10 4 -v F41 fUrUPE P.1•Ck'/il/G E,4 O BU/LO/N G 141 FTFM 14 i ij� 9 c c1�rto f�r-r r i 17 13 Q o so"cr NOT .4 PAeT ATL 6B0 / 1 / 1 y/C/n�/rY I-LAN ('NOSCAL-0 pwr/Le:_ L/ 1 �I�O� Ls LAS `�,0 o a E �U;AS-1 CLOG / / $U/TE /4S 3000 S•INO N/LL A?OAp, C.VLO RA- G. 9fOZS M FNO.V!(4/6) BSa-69// • ACGN/TLCr: (t[L)c./J WALTER /(llrrzlNG • 7440 G/A.'AA'O AV-, LA./OLLA, G. 92037 ZJ 6 7 I Ilk c/ 5/�0 5 SHOPS S!/O�'S_ a 5/�OPS 0,76'0 f4.fT. of /T,/J77 F7Jr ei 57 c00 t4, 1 Z /GVJ 3_ jA /2$_ 9p! m L� c" 5'o si 4 to rO I e Q 5/rE dvEA 278.483 ter- BU/LP/NGS s Fi 5 1l7 f3[DG. EAT/U ?-71 r I s,�sorcrr4 i fUrUlIE /',%�!!/,4'C- ZArCCCS BU/LO/NG I v PAP_a/NG e4 r1O /ue rtrr Nor A PA 7- 5/TE /NTL.C7�FTC 680 �LAA/ C" $UL6,) C z tj �C R 6cOG / , Su/rE /4S 300o Sw,vo N/cc e4wA, MrmZO -AeAe,G. 94102- FNONr(4is) Bsa-69// ,/O(_JBL/A/ CAL/i-CL:.V/�1 ly � WALTER KUETZ/NG 74406/.cA.COA1i6, LA.101Z.4. G. s2037 CITY OF DUBLIN P!anning.'Zori„y 829'4916 Dcvclopnicnt Sc"Ces Building 3 SIf,.N' 829 0S"_" P.O. BoN 23.10 Engineering./Public Works 829 '19 i6 DUNW, CA 9.1565 APPLICATION REFERRAL Date : 3/20/85 �2 All Seasons Riding Academy x".FILE NO. P?. 85 0_ , Conditional Use Permit T0: Phil Phillips , Fire Department Pacific Gas & Electric Director, Dublin/San Ramon Services District '"G� City Engineer ui ding�nspection'D•epartmen�.� � T;-, i � . Pacific Bell �'0, T Livermore Dublin Disposal Services Dublin Police Services FROM: Kevin J. ' Ailey, Senior Planner PROJECT DESCRZPT ^=-� A Conditional Use Permit application requesting approval to establish a commercial recreation facility within an evistinc building (old Alpha-Beta Building) , subject property is identified as 7373 Villace Pa_kway, in the City c Dublin. ATTACHED FOR YOUR REVIEW ARE: Copy of application - Applicant ' s written statement Various area maps Reduced copy of proposed floor plan J � PLEASE RETURN THIS FORM WITH COMMENT TO DUBLIN PLANNING BY: APRIL 3, 1985 . _ This proposal changes the building from a B-2 (Business Occupancy) to a A-2 (Assembly Occupancy) . The building does not meet the requirements of the code for an assembly use . It is doubtful that it is economically feasible to make the necessary changes . Therefore, it is recommended that this application not be approved. VICTOR L . TAUGHER BUILDING OFFICIAL 4/25/85 i s ^j PG DUBLIN SCAN RAMON SERVICES ' OISTRICT FIRE DEPARTMENT HEADOLIARTERS STATION 7051 Dublin Boulevard 9399 Fircrest Lane Dublin, California 94568 Telephone: San Ramon, California 829-2333 (`larch 26, 1985 RECE � YED J)Ur N F�r1N1NG Mr. Kevin Gailey Senior Planner, City of Dublin P. 0. Box 2340 Dublin, CA 94568 RE: PA 85-022 Dear Mr. Gailey: The Dublin San Ramon Services District Fire De,ert- ment has no objection to the proposed use of the old Alpha Beta Building. Because the building has not been occupied for score time, we will require that the sprinkler system pass a service test as required under Sec. 902 of the California Administrative Code. The buiIdinc shall meet the requirements of the Fire and Building Codes for occupancy classification for exits, panic hardware, exit signs, power supply for lighting, room capacity signs, and flame retardant treated decorations. Fire extinguishers of a minimum 2A]08:C rating will be re- quired every 75' of travel . Very truly yours, Cecil Axtell Fire Inspector CA:cb rC PUBLIC HEARING SUBJECT: 8 . 1 PA 85-016 , Charles Lemoine Con al Use Permit to allow several exis ' uses to continue in operation at Scarlett Court . This item wa tinued to the May 20 , 1985 Planning Commission meetin r Mr . Lemoine ' s request . 8 . 2 PA 85-022 Wildis North America Corporation/All Seasons Riding Academy Conditional Use Permit to establish a commercial recreation use within an existing building ( former Alpha-Beta Market) , 7373 Village Parkway Mr. Gailey presented the Staff Report . The Alpha Beta Market closed down their operation approximately five years ago. Subsequent to the closure, Alpha Beta entered into a long term sublease with the present lessee , AGE, who proposed to operate a discount liquor store . The tenant space has remained vacant for four years . As indicated, the City ' s General Plan calls for the strengthening of the City ' s existing neighborhood shopping centers . The site is also included in the Downtown Improvement Plan area recently designated by the City Council . Based on the General Plan guiding policy it is Staff ' s position that a high volume retail business outlet would be considered a more appropriate business for the shopping center . Staff recommends that the proposal to establish a commercial recreation facility be denied. Mr. James Roth, Wildis North America Corporation, property owner, submitted a letter recommending denial . Mr. Denis Mathewson stated they have been trying to find a tenant for this site for a long time, to no avail . The space has remained vacant for approximately five years. Mr . Stel Papadopoulos , Executive Director of All Seasons Riding Academy, stated that he has been the director of this organization for the past ten years . Over 400 students are now enrolled with his organization . They would like to put together a team of disabled athletes for the Olympic Team. Mr . Papadopoulos stated that the businesses around the center could benefit greatly from his center , for it would be bringing in customers to their stores while the children were in therapy . The center would be a great addition to the shopping center . They have approximately 250 volunteers in their Fremont facility . Regular Meeting PCi�t-5-046 a 9i °' I He also stated that there would not be any horses at the center . They would have fund raising on the off hours of the center, such as Bingo, pot-lucks , etc . Cm. Raley asked the days of operation . Mr . Papadopoulos answered with Monday through Friday only . On off hours and weekends it would also be used for fund raising. Cm. Alexander asked how often. Mr. Papadopoulos stated two games of Bingo per week would be taking place . Mr . Collins asked if their were any other centers in the area? Mr . Papadopoulos stated Fremont only . Mr. Collins said he had heard that there were games in the Sacramento area . Was this true? Mr . Papadopoulos stated that they had fund raising all over the state, including the Sacramento area. Mr . James Roth, Wildis North America, asked how often they would have suppers or potlucks going on') For it might interferrwith the restaurants in the center ., Mr . Papadopoulos stated maybe three or four times a year. They would have golf touraments, horse shows and other sponsored programs also . Cm. Raley asked, if the property owner was opposed, why was the application before the Planning Commission? Mr. Tong said the applicants maintained they had a lease which allowed them to sublet to anyone . Mr . B. Abdelha, lease holder stated that in 1968, Alpha Beta informed him they could lease to anyone they wished. Mr. Leonard Bowe , Insurance Agent and tenant in the shopping center, stated they never had a major tenant; that the proposed use would be of no help to the other tenants . / Mr. D. Mathewson , from Coldwell Banker, stated that retailers have all moved to the south part of the City. He also stated that several stores had inquired about this market: Frys, Safeway, Liberty House , Ross , Clothes Time , and Levitz . None ever ventured any further with inquiries . Mrs . Calabresi , owner of the Flower Pot for the past 15 years stated that her cliental were referrals . Gross sales have increased each year, even without walk-in traffic . Just think what would happen if they had walk-in traffic . Regular Meeting PCM-5-047 5/5/35 I Mr . Abdclha stated they had owith the store at all .Seasons Alpha Beta had originally request, then changed thei u r mind. Mr. J. Enos , Foothill Band stated they were concerned about the Bingo games being offered would interfer with their fund raising activities . They did not need that kind of competition. It was hard enough getting donations . Mr. John Innes , Pleasanton, requested that, should the Planning Commission approve the application, it should put on a condition to have bingo a maximum of one night a week. Mr . Roth stated that Miller ' s Outpost asked about the property, and their inquiry was turned over to Alpha Beta. Cm. Petty stated he thought it was a great program for the Olympic Team. Had the applicant considered constructing a new facility? Mr. Papadopoulos stated they were not in the building business, therefore they did not want to build a new building some place else . He also stated he was a director for the organization, not a bingo player . He said he had received requests to allow other groups use the facility for bingo, such as Dublin High School . Mrs . McCann spoke to the Commission stating that her daughter was in the program and that it was a very worthwhile organization. She also stated how difficult it was to get donations for the Crippled Childrens Association. Mrs . Sharon Collins and Mrs . Joan King, who was familiar with the fine program the applicant ' s offered in Fremont, were both very concerned over the fact that there would be Bingo- offered as a fund raiser. ` There would be more than seven Bingo Games in the Tri-Valley area in one week . Mrs . Edith Stock, Assistant V.P . of Foothill High School also stated she was concerned about loosing participants in their Bingo games , meaning they would loose money for the high. school . Mr . Papadopoulos said he wanted to use the facility for bingo two nights per week. He .stated that the agencies raising money should be working together, not fighting with one another. They could even use the center if they wanted to. Mrs . Serrol , Mr . Collins , Mr. Mullander all stated they were very concerned over the amount of Bingo that was to take place in the Tri-Valley area. Mr . Mullander requested that, if approved, the operation be limited to one night per week . Mrs . Carol Davis , a Fremont resident , stated that her child was involved in the All Seasons Riding Academy program and that it was very good. She supports them totally . 5 Regular Meeting pC,%1-5-048 5/6/ Cm. Raley motioned to close the public hearing . Cm. Barnes seconded the motion . Cm. Petty commended Mr . Papadopoulos for his program, however he agreed with Staff that the use was inappropriate for the site . All other Commissioners concurred with Staff that the use was not appropriate . Cm. Raley motioned to deny application. Cm. Barnes seconded the motion . Voice vote found all in favor of . RESOLUTION NO. 85-021 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DUBLIN DENYING PA 85-022 ; WILDIS NORTH AMERICA CORPORATION/ALL SEASONS RIDING ACADEMY' S CONDITIONAL USE PERMIT REQUEST TO ALLOW A COMMERCIAL RECREATION FACILITY IN THE FORMER ALPHA BETA MARKET LOCATED IN THE VILLAGE SQUARE SHOPPING CENTER JECT: 8 . 3 PA 84-077 Zoning Ordinance Amendment Regarding Advertising Displays ( Signs ) Mr. Gailey resented the Staff Report. Mr . Gailey discussed the steps that le up to putting the Zoning Ordinance together for the signs . He iefly summarized each meeting. The Draft Sign Ordina e has been prepared in the form of a preliminary draft for th urpose of consideration and review by the Planning Commission. He discussed the major changes o ined in the Draft Sign Ordinance . Such as ; the consolidation of all pertinent regul tions into a single section of the ordinance . Establishment of a purpose , objective and polic ' s section of the City ' s Sign Regulations . Consolidation and refinement of definitions pertinent t the Sign Regulations . Refinement and elaboration of Sections dealing with Prohibited and Exempt-Permitted Signs . Regular Meeting PCM-5-049 5/6/35