HomeMy WebLinkAboutPC Agenda Statement/ Staff Report PA 92-043 10-19-1992TO:
FROM:
PREPARED BY:
SUBJECT:
GENERAL INFORMATION:
PROJECT:
APPLICANT:
PROPERTY OWNER:
LOCATION:
ASSESSOR PARCEL:
PARCEL SIZE:
GENERAL PLAN
DESIGNATION:
SAN RAMON ROAD
SPECIFIC PLAN
DESIGNATION:
EXISTING ZONING
AND LAND USE:
SURROUNDING LAND
USE AND ZONING:
CITY OF DUBLIN
PLANNING COMMISSION
AGENDA STATEMENT/STAFF REPORT
Meeting Date: October 19, 1992
Planning Commission
Planning Staff
David Choy, Associate Planner
PA 92-043 Playland Family Entertainment Center
Conditional Use Permit
Conditional Use Permit request to establish a family
entertainment center within an existing 8,130± square
foot tenant space, located in the southwest corner of
the Strouds Plaza Shopping Center.
William Hulme
Regency Enterprises
318 Diablo Road, Suite 250
Danville, CA 94526
Richard Jeha
Strouds Plaza
318 Diablo Road, Suite 250
Danville, CA 94526
7214 - 7224 San Ramon Road
941-40-10-1
4.74± acres
Retail/Office
Area 3: San Ramon Road Properties
PD Planned Development (C-1 Retail Business District
Uses) Stroud's Plaza.
North: C-1 Retail Business (S.R.R.S.P.)
Workbench Tru-Value Hardware
South: C-1 Retail Business (S.R.R.S.P.)
Iceland Ice Skating Rink
ITEM NO. ii162.
COPIES TO: Applicant
Owner
Address File
East: San Ramon Road Right -of -Way
and C-1 Retail Business Center
West: PD Planned Development Residential
(S.R.R.S.P.) Kildara Tract 5388 174 unit
multi -family residential development
ZONING HISTORY:
Reso 36-83: On July 25, 1983, the Dublin City Council adopted the San
Ramon Road Specific Plan.
PA 83-042:
On June 11, 1984, the Dublin City Council approved a
rezone of the property from C-1 Retail Business to PD
Planned Development.
PA 85-050.1 &
PA 86-050.2: On June 23, 1986, the Dublin City Council approved an
amendment to Area 3 of the San Ramon Road Specific Plan,
establishing Sub Area 3A, and approved General Provisions
for a Planned Development (PD) rezoning to permit uses
generally provided for by the C-1 Retail Business District
which includes commercial recreational facilities as a
conditional use.
PA 89-121:
On December 18, 1989, the Planning Commission approved a
Conditional Use Permit and Site Development Review request
to modify the conditions of approval of PA 83-042 by an
addition of 2,230± square feet to an existing building of
the Town & Country Shopping Center.
PA 90-045.1: On July 16, 1990, the Planning Commission approved a Site
Development Review request for exterior modifications to
existing buildings, a new sign program including a new
alternate freestanding shopping center master
identification sign and minor site alterations within the
Dublin Town and Country Shopping Center and approval of a
Conditional Use Permit to allow modification to the
approved Planned Development provisions.
PA 90-045.2: On September 4, 1990, the Planning Commission approved a
Site Development Review request for a new 2,100± square
foot building and a Conditional Use Permit to allow minor
modification to the approved Planned Development
provisions.
PA 91-039:
On August 5, 1991, the Dublin Planning Commission approved
a Conditional Use Permit to expand the use of Lyon's
Brewery to include a dance floor and live music at 7294
San Ramon Road.
PA 91-081: On November 18, 1991, the Planning Commission approved a
Conditional Use Permit for the establishment of a
commercial recreation use, instructional dance studio,
within a 2,112± square foot tenant space located at 7232
San Ramon Road.
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APPLICABLE REGULATIONS:
City Council Resolution No. 54-86 (PA 86-050.1) amended the San
Ramon Road Specific Plan, establishing Area 3A which permits commercial
recreation facilities subject to approval of a Conditional Use Permit.
Section 8-48.2 F) specifies that a commercial recreation facility
(arcade) is considered a conditional use in the C-1 Retail Commercial
District.
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 performance standards
established for the district in which it is located.
ENVIRONMENTAL REVIEW: The project has been found to be Categorically
Exempt from CEQA under Section 15301, Class 1(a) of the California
Environmental Quality Act guidelines. This use consists of an operation
in an existing structure involving negligible expansion of uses beyond
that previously existing or approved for the site, with minor interior
and exterior alterations.
NOTIFICATION: Public Notice of the October 19, 1992 hearing was
published in the local newspaper, mailed to adjacent property owners, and
posted in public buildings.
ANALYSIS:
The Applicant, Mr. William Hulme, representing Regency Enterprises
and Strouds Plaza, is requesting approval of a Conditional Use Permit to
establish a family entertainment center (arcade) within an existing
8,130± square foot tenant space within the Strouds Plaza Shopping Center
at 7214 - 7224 San Ramon Road.
The proposed use will consist of video games, redemption games
(games of skill), bumper cars, a display area for prizes, and a snack bar
with seating area. The facility will be made available for group
parties, private companies and birthday parties. The tenant space will
be remodeled to reflect a consistent interior architectural theme.
Proposed hours of operation are Sunday through Thursday, 11:00 a.m.
to 10:30 p.m. and Friday and Saturday, 11:00 a.m. to 12:00 a.m. School
age children will not be permitted within the facility during school
hours. At the end of six months of occupancy, the Applicant may request,
in writing, a one hour extension to the weekend hours of operation, from
12:00 a.m. to 1:00 a.m. The Planning and Police Services Departments
will evaluate the use and determine whether the extension request should
be denied, approved as submitted or approved with modifications.
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Adequate parking (272 spaces provided) is available for the proposed
commercial recreation use, as well as for the other retail, restaurant
and entertainment uses within the Strouds Plaza Shopping Center, which is
approximately 70 percent occupied. No traffic circulation or parking
problems exist on the property.
The Kildara Homeowners Association, as well as a resident of
Kildara, have expressed concern regarding the proposed project in terms
of noise and loitering of patrons (Attachments 3 & 4). In order to
control noise resulting from the proposed use, standard conditions of
approval will be applied to the project which prohibit the use of
loudspeakers or amplified music to project or be placed outside of the
building.
All activities associated with the proposed use are required to be
conducted entirely within the enclosed building. The Applicant is also
required to control activity associated with the proposed use so as not
to create a nuisance to the existing surrounding businesses, or to the
residences at the Kildara residential development.
Additionally, the Applicant is proposing to modify the site in an
effort to control exterior noise and loitering. These modifications
include: 1) restricting access to the rear of buildings "A" and "B"
through the installation of 7' 6" wrought iron fences with gates, which
will discourage loitering behind the buildings, and increase the Dublin
Police Services' ability to conduct routine visual inspections of the
site; 2) installing fencing and a gate between buildings "A" and "B",
allowing access to the gazebo area to be restricted during evening hours,
which eliminates a potential gathering spot for patrons and thereby
reduces the evening noise impacts on the adjacent Kildara residential
development; and 3) restricting access to the rear of building "A" and
the gazebo area from within the tenant space by blocking off or alarming
all existing doors located along the west and south walls.
The Dublin Police Services Department is concerned about the affect
of this use on their services. Similar establishments are currently
operating in Pleasanton, Livermore, Fremont and Pleasant Hill. Police
calls in these neighboring communities have substantially increased at
each location. The Dublin Police Services feel that the proposed use
will have similar effects on their services.
The Applicant will be required to work with the Dublin Police
Services Department on an on -going basis, to develop an effective
security program for the proposed use. The security program will include
a requirement for private security personnel, licensed by the State
Department of Consumer Affairs, to be on -site during all hours of
operation.
The Dublin Police Services Department feels that this use should be
limited to generating no more than 6 calls/reports within a six month
period, which are of a public disturbance nature (such as assault, noise
complaints, vandalism, theft, etc.). If a higher number of police calls
are generated, and it is found that this use is directly responsible for
the incidents, then the Police Department may require the Applicant to
reduce the hours of operation and/or revise the current security program
in effect, to address the particular concern.
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PAGE M 0
At the end of six months from the establishment of use, or at the
end of six months from any required disciplinary action, the Applicant
may request, in writing, revisions to the operating hours and/or security
program. The Planning and Police Services Departments will evaluate the
past performance of the use, and determine whether the revision request
should be denied, approved as submitted or approved with modifications.
The proposed commercial recreation use is in compliance with all
applicable regulations of the Zoning Ordinance and the General Plan.
This application has been reviewed by other City departments and affected
agencies, including the City Attorney, and their comments have been
incorporated into the draft resolution. Staff recommends approval of the
Applicant's request for a Conditional Use Permit, subject to the
conditions listed in the draft resolution, Exhibit B.
Staff is recommending approval of the Conditional Use Permit for the
duration of the use, without a specific expiration date. The Applicant
has expressed concern regarding an expiration date placed upon this
project, because of the substantial investment in tenant improvements and
equipment required for this use. Staff has included conditions of
approval which allow the project to be monitored and modified on a
continuous basis. Should any of the conditions of approval be violated,
the Conditional Use Permit can be revoked.
RECOMMENDATIONS:
FORMAT: 1) Open public hearing and hear Staff presentation.
2) Take testimony from Applicant and the public.
3) Question Staff, Applicant and the public.
4) Close public hearing and deliberate.
5) Adopt the draft resolution approving PA 92-043, or give
Staff and Applicant direction and continue the matter.
ACTION: Staff recommends that the Planning Commission adopt the draft
resolution (Exhibit B) approving PA 92-043 Playland Family
Entertainment Center Conditional Use Permit.
ATTACHMENTS:
Exhibit A:
Exhibit B:
Project Plans
Draft Resolution Approving Conditional Use Permit
Background Attachments:
Attachment 1: Zoning/Location Map
Attachment 2: Applicant's Written Statement
Attachment 3: Letter from Community Associations Consulting (Kildara
Homeowner's Association) dated September 13, 1992
Attachment 4: Letter from David A Cambra, dated October 12, 1992
Attachment 5: Letter from Community Associations Consulting (Kildara
Homeowner's Association) dated October 13, 1992
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DUBLIN PLANNING
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EXIST. STRUCTURE
EXHIBIT A
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RESOLUTION NO. 92 -
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING PA 92-043 PLAYLAND FAMILY ENTERTAINMENT CENTER CONDITIONAL USE
PERMIT TO OPERATE A COMMERCIAL RECREATION USE
AT 7214-7224 SAN RAMON ROAD
WHEREAS, William Hulme, representing Regency Enterprises, has filed
an application for a Conditional Use Permit to operate a commercial
recreation use (arcade) in an existing 8,130± square foot tenant space
within the Strouds Plaza Shopping Center at 7214 - 7224 San Ramon Road;
and
WHEREAS, the Planning Commission did hold a public hearing on said
application on October 19, 1992; and
WHEREAS, proper notice of said public hearing was given in all
respects as required by law; and
WHEREAS, the application has been reviewed in accordance with the
provisions of the California Environmental Quality Act (CEQA) and was
found to be Categorically Exempt under Section 15301, Class 1(a); and
WHEREAS, the Staff Report was submitted recommending that the
application be conditionally approved; and
WHEREAS, the Planning Commission did hear and consider all said
reports, recommendations and testimony hereinabove set forth.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin Planning Commission
does hereby find that:
A. The proposed use will serve a public need by providing an
activity which contributes to the diversity of recreational
facilities available to the community.
B. The proposed use will be properly related to other land uses
and transportation and service facilities in the vicinity, as
the proposed use will be compatible to the type and nature of
operations typically found in the neighborhood.
C. The proposed use, under all circumstances and conditions of
this particular case, will not materially adversely affect the
health or safety of persons residing or working in the
vicinity, or be materially detrimental to the public welfare or
injurious to property or improvements in the neighborhood, as
all applicable regulations will be met.
D. The proposed use will not be contrary to the specific intent
clauses or performance standards established for the district
in which it is to be located in that conditions have been
applied to insure conformance with the Zoning Ordinance.
E. The project is consistent with the policies contained in the
City's General Plan and San Ramon Road Specific Plan.
BE IT FURTHER RESOLVED THAT THE Dublin Planning Commission does
hereby conditionally approve PA 92-043 Playland Family Entertainment
Center Conditional Use Permit shown by materials labeled Exhibit 'A' on
file with the Dublin Planning Department, 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. [PL1 Planning, [B]
Building, [PO] Police, [PW1 Public Works, [ANA] Administration/City
Attorney, [FIN] Finance, [F] Dougherty Regional Fire Authority, [DSR]
Dublin San Ramon Services District, [CO1 Alameda County Department of
Environmental Health.
1. PA 92-043 is approved for a commercial recreation use (arcade),
located at 7214 - 7224 San Ramon Road, as generally depicted on the
plans prepared by Lee Gage and Associates, dated received October 5,
1992, and the fence plan dated received September 14, 1992 (Exhibit
A) stamped approved. [PL]
2. School age children are not permitted within the facility during
school hours. Hours of operation for the use shall be as follows:
Sunday through Thursday - 11:00 a.m. to 10:30 p.m.
Friday and Saturday - 11:00 a.m. to 12:00 a.m.
At the end of six months from the establishment of use, the
Applicant may submit a written request to the Dublin Police Services
Department and Planning Director to extend the weekend operating
hours to:
Friday and Saturday - 11:00 a.m. to 1:00 a.m.
The Planning and Police Services Departments will evaluate the past
performance of the use, and determine whether the extension request
should be denied, approved as submitted or approved with
modifications. [PL, PO]
3. The Applicant shall control activity so as not to create a public or
private nuisance to the existing or surrounding businesses, or to
the residences at the Kildara residential development. [PL, PO]
4. The Applicant shall work with the Dublin Police Services Department
to establish and maintain an effective security program. A minimum
of one (1) security guard, licensed by the State Department of
Consumer Affairs, shall be present on -site during all hours of
operation. At the end of six months from the establishment of use,
the Applicant may submit a written request to the Dublin Police
Services Department and Planning Director to revise the security
program. The Planning and Police Services Departments will evaluate
the past performance of the use, and determine whether the revision
- 2
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request should be denied, approved as submitted or approved with
modifications. [PL, PO]
5. Should the Dublin Police Services Department record more than 6
calls/reports on -site within a six month period, which are of a
public disturbance nature (including but not limited to assault,
noise complaints, vandalism, theft, etc.) and these incidents can be
directly attributed to the proposed project, the Police Department
may require the Applicant to reduce the hours of operation and/or
revise the current security program in effect, to address the
particular concern. The Applicant may, at the end of six months
from such required "disciplinary" action, submit a written request
to the Dublin Police Services Department and the Planning Director
to revise the operating hours and/or security program. The Planning
and Police Services Departments will evaluate the past performance
of the use, and determine whether the revision request should be
denied, approved as submitted or approved with modifications.
[PL, PO]
6. All doors along the west wall, and the single door along the south
wall of the tenant space shall either be blocked off or fitted with
an alarm to restrict access to the rear of the building and the
gazebo area. [P0, B, F]
7. Tubular steel fences and gates equipped with panic hardware or
equivalent, 7' 6" in height, shall be installed on the north and
south end of building "A", and on the west end of building "B", in
order to restrict access to the rear of these buildings. [PO, B, F]
8. A tubular steel fence and gate equipped with panic hardware or
equivalent, 7' 6" in height, shall be installed across the gazebo
area from building "A" to building "B" to enclose the gazebo area.
The gate to the gazebo area will be closed and locked during all
evening hours. Security lighting shall be installed in the gazebo
area (minimum 1.5 foot candles) and shall be of a design and
placement so as not to cause glare onto adjoining properties. The
Applicant shall provide photometrics and cut sheets subject to
review and approval of the Planning Director. [PL, PO, B, F]
9. The Applicant shall install and maintain secure bicycle racks to
accommodate a minimum of 10 bicycles. The design and location of
the bicycle racks shall be subject to Planning Director and Dublin
Police Services review and approval. [P0, PL]
10. No loudspeakers or amplified music shall be permitted to project or
be placed outside of the building. All activities associated with
this use shall be conducted entirely within the building. [PL, PO]
11. The Applicant shall be responsible for clean up and disposal of
project related trash to maintain a clean and litter -free site.
[PL]
12. The Applicant shall obtain the necessary permits from the Alameda
County Health Services Department to prepare and serve food on -site.
[PL, CO]
- 3
PARF
13. On at least an annual basis, this Conditional Use Permit shall be
subject to Zoning Investigator review and determination as to
compliance with the conditions of approval. [PL]
14. This approval shall be null and void in the event the approved use
ceases to operate for a continuous one year period. [PL]
15. This permit shall be revocable for cause in accordance with Section
8-90.3 of the Dublin Zoning Ordinance. Any violation of the terms
of conditions of this use permit shall be subject to citation. [PL]
PASSED, APPROVED AND ADOPTED this 19th day of October, 1992.
AYES:
NOES:
ABSENT:
ATTEST:
Planning Director
Planning Commission Chairperson
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PLAYLAND
Regency Enterprises is the successor company of Festival
Enterprises.
Festival Enterprises was started by William Kartozian, Stanley
Sperling and Richard Jeha in 1967; when it was sold in 1986 to
Paramount Communications it operated 110 movie screens from San
Luis Obispo, California to Anchorage, Alaska. It also operated
three video arcades and two community shopping centers.
The three partners also own The Lakeside Inn, a hotel/casino
in south shore, Lake Tahoe.
Regency Enterprises today operates three video arcades, two
shopping centers, and an office building in Danville, California.
The Playland concept is relatively new with most of the
development in the East and Southwest. There is a large one called
"The Boardwalk" in El Cahon, California and one in Lakewood, in the
Los Angeles area.
We are the first company to develop them in Central California
and Northern California. We are currently in negotiations in
Modesto, Clovis, your location in Sacramento, Concord, plus we have
one under construction in Fresno, in the K-Mart Shopping Center at
Blackstone and Shaw Boulevard.
Playlands are designed by J.P. Minnick and Associates who are
among the foremost designers of amusement parks, playlands, etc.,
in the world. They are well lighted and spacious with
architectural treatments throughout (see enclosed brochure).
ATTACHMENT 2
PAGEor
Playland consists of video games, redemption games with a
prize display area, a snack bar area, and a seating area. Some
have miniature golf, bumper cars, and carousels. The video games
utilize approximately 30% of the area, the redemption games, 50%,
and the snack bar, seating, and prize display area, 20%.
The operating hours will be:
Sunday thru Thursday -
Friday and Saturday -
11:00 am to 11:00 pm.
11:00 am to 1:00 am.
School age children will not be permitted during school hours
or after curfew. Playland is truly family oriented. We specialize
in group parties for school, private companies, and birthdays. Our
operation. in Pleasant Hill has birthday parties booked every week.
We encourage, and in fact, do have parents accompanying their
children to our centers.
Redemption games are games of skill for which the players can
win prizes. They are especially favored by our younger patrons.
Playland will provide healthy, wholesome entertainment for the
young children, teenagers, and adults of our community in a clean,
pleasant and safe environment.
We hope that the above information is useful.
PAGE r5 OF
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Q: What's the latest on family entertain-
ment centers?
The most recent U.S. Amusement
Consumer Survey by the Interna-
tional Association of Amusement
Parks and Attractions (IAAPA) turned up 97
million visitors annually to family entertain-
ment centers (FECs), an emerging type of
indoor facility it defines as offering such at-
tractions as video and carnival games, mini-
ature golf, electric go-karts, and miniature
merry -go rounds.
IAAPA surveyed 18 such facilities and
received 13 responses. Based on this small
sample, findings showed that the principal
market for FECs is tourists (62 percent) and
children up to 12 years old (30 percent) and
13 to 18 (22 percent). Almost two-thirds of
the FECs in IAAPA's survey were freestand-
ing. But they are a rapidly emerging ele-
ment in large malls too.
Jane Black tells how developers are in-
corporating entertainment uses into super
regional and regional malls, or developing
them side by side. Amusements, she cites
the IAAPA as saying, can extend a mall's
draw by as much as five times current indus-
try averages, lengthen stays, and increase
revenues.
Black includes a list of amusement sup-
pliers and interviews with several FEC op-
erators. One of these, Brian Delaney, execu-
tive vice president of projects for Fame City,
says the whole idea of large first-class FECs
in malls is one whose time has come: "We're
counter -cyclical, which means the summer
months are our strongest time. We will
bring from 300,000 to 700,000 people as a
destination piece ... and what we do is very
synergistic with the food court and cinema."
Edward Christman's roundup on amuse-
ment and FEC uses in shopping centers in-
cludes a profile of what some shopping cen-
ter developers are doing with entertainment:
carousels and golf top the amenities list,
Christman reports.
"Smart developers," writes John Mc-
Cloud, "are recognizing that offering fun
and games —whether for sale or free —is a
key to marketing success." But by and large,
he notes, developers have been cautious in
introducing entertainment elements. You
have to be very cautious," he quotes Jim
Benedick, vice president of Tustin, Califor-
103
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nia-based Management Resources, as say-
ing, to keep everything very high in quality
and maintain a family appeal.
Ford Risley's survey of entertainment's
newfound prominence within shopping cen-
ters includes some data from Economics Re-
search Associates' John W. Robinette on the
size, cost, and primary market appeal of various
elements of a hypothetical FEC. The type
References
Ammerman, Peggy. "Mini -Golf Brings Strips Up to Aar."
Andrewsfleport; November 1990, pp. 1,10.
Black, Jane A "Shoppers Just Wanna Have Fun." Moni-
tor, 0ctober 1989, pp. 30-32, 34-35.
Christman, Edward. "Mbdng Entertainment, RetaL" Shop-
ping Centers Today, August 1988, pp. 1, 4-8.
14APA 1991 Amusement lndustryAbstact Alexandria,
Virginia: International Association of Amusement
Parks and Attractions, 1992,29 pp.
Lundmark, Ame and Wilram L Haralson. "Miniature Golf
Courses: Not Necessarily a Hole in One." furnwrtd,
February 1992, pp. 87-90.
and mix of rides and games, Risley concludes,
should reflect the center's demographics.
Allyson Sicard, in a piece previewing
FUN EXPO, a specialized trade show focus-
ing on family fun centers and miniature golf
held in Atlanta in October 1991, provides
some size, sales, and rent figures (supplied
by Economics Research Associates) for en-
tertainment centers in regional malls: the
average entertainment center is 115,000
square feet, although centers range in size
from 20,000 to 400,000 square feet, and
typical per -square -foot sales run from $50
to $150.
Peggy Ammerman looks at miniature
golf as a use for vacant space in strip centers.
And Arne Lundmark interviews William
Haralson on the addition of a "fun center"
to a freestanding miniature golf facility.
Haralson, president of William L. Haralson
Associates, a consulting company specializ-
ing in the amusement industry, says adding
at least one or two secondary attractions to a
miniature golf course increases the potential
for per capita spending, increases the length
of stay at the fun center, and spreads fixed
costs over more elements. —David A.
Mulvihill
David A. Mulvihill is assistant librarian in
ULI's Development Information Center.
—. "Market Feasibility: Predicting the Success of Mini
Goff Course." Fumvorld, November 1991, pp.129-
131,134-135.
McCloud, John. Tun & Games is a Serious Business."
Shopping Center World, July 1989, pp. 28-35.
Risley, Ford. "Developers Expand Entertainment Potential."
Shopping Center World, November 1990, pp. 8-78.
&card, Allyson H. "It's Time for Fun & Gains." Shopping
Center World, October 1991, pp. 26-31.
For more references and a copy of many of the items
cited here, see "Amusement and Theme Parks," UU
InfoPacket Number 363 (available at $49 for mem-
bers of UU, $61 for nonmembers).
48 Urban Land • June 1992
PApF 2,1
Comm= Axaothadong Com aam
Main Corporate Office: (S10)833-0100 a 6379 Clark Ave., Suite 200, Dublin, CA 94568 FAX (510)833-1625
San Jose Office:(408)453-3433 21'1641 N. First St., #250, San Jose, CA 95112 FAX (408)452-5796
Sacramento Office:(916)925-0432 42443 Fair Oaks Blvd., Suite 239, Sacramento, CA 95825
Monterey Area Office:(408)624-7552 a 515 Canyon Del Rey, Del Rey Oaks, CA 93940
Santa Rosa Office: (707)539-8801 a P.O. Box 6533, Santa Rosa, CA 94506
NOTICE OF DISAPPROVAL
TO: Larry Tong
City of Dublin
FROM: Susie Kamath
Association Manager
Kildara Owners' Association
RECEIVED
S E P 16 1992
DUBLIN PLANNING
DATE: September 13, 1992
RE: Construction of Family Playland at Stroud's Plaza
******************************************************************************
Dear Mr. Tong:
Dave Choy suggested that I contact you regarding our concerns about the construction of the
Family Playland at the Stroud's Plaza.
Kildara Owners' Association is a condominium complex consisting of 174 units situated next
to the Stroud's Plaza. Kildara Owners' Association feels that a Family Playland will have a
severe negative environmental impact on our property. We, therefore ask that you consider
denying the application for construction of the Playland.
Please do not hesitate to contact me at 833-0100 should you have questions. Thank you.
cc: Citron, Agenda, 4.2. 13.8
ATTACHMENT 3
PAGE II. OF ict
Oct. 12, 1992
Mr. Laurence Tong
Planning Director &
Planning Commissioners
City of Dublin
P.O. Box 2340
Dublin CA 94568
Re: PA 92-043 Playland Family Entertainment Center
Dear Mr, Tong,
I belive that the current plans proposed by Regency Enterprises
for the development of Playland Family Entertainment Center
located in the corner of Stroucl's Plaza would have a negative
impact on the surrounding area, both financially and in the value
of living. I have a number of concerns on this project and would
like to identify a few of them here.
The proposed Playland Family Entertainment Center will attract
children of all ages, especially teenagers and is not targeted
toward the entire family, as the name implies. Because of this
target market, I am concerned with the physical safety of these
unsupervised children.
The hours of operation for this center will coincide with the
hours of operation for the Lyon's Brewery located just next door.
Numerous times we have had intoxicated or rowdy people from
Lyon's Brewery loitering around outside the area. These people
can typically cause major disturbances with not only their wild
driving but also with their actions. This situation has proven to
be unsafe today, the addition of underage children will only make
it more unsafe and dangerous for everyone.
The area around this location has a much larger number of adults
than it does underage children. There are 174 homes, and close to
300 adults in the Kildara complex alone. Businesses that address
the needs and interests of this adult market would seem to have
greater synergy for this area. I would not be theoretically
opposed to any of the following types of businesses:
* a
* a
* a
* a
* a
* a.
• a
* a
* a
* a
gourmet coffee shop
classy flower shop
computer & software center
little French bakery
contemporary clothing shop
specialty book store
card & stationary store
small Italian Deli
men's & women's shoe store
postal & packaging center
RE tIVED
OCT 141992
DUBLIN PLANNING
ATTACHMENT y
pAn o!la
Overall I am also concerned with Playland's effect on the
increase in traffic, the increase in noise, the increase in
loitering, trespassing and potential vandalism to the Kildara
properties. I would find the current project more acceptable if
the developers were to consider some of the following
enhancements for Kildara.
* addition of trees extending above the wall between the
center and Kildara to buffer exterior noise
* increased sound proofing on the interior of the center
* addition of an electronic gate at both entrances of
Kildara to help keep out loiterers from the center
* addition of a security guard at the main entrance to
Kildara to help keep out loiterers from the center
* payment of fees for monthly maintenance of gate and guard
* increased the insurance on our common area to cover any
additional vandalism due to the center
The Stroud's Plaza is our neighbor and I want to work with them
in finding the right mix that will benefit everyone involved.
Please feel free to contact me if there is anything I can do. I
appreciate your interest and cooperation at this time. Thank you.
Sincerely,
/52, a7.---/-r-z7/7-.A.
David A. Cambra
Home Owner
11863 Flanagan Ct.
Dublin CA 94568
510/803-9159
cc: Richard Jeha, Stroud's Plaza -
William Hulme, Regency Enterprises
October 13, 1992
Dear Mr. Tong:
RECEIVED
OCT 15 1992
DUBLIN PLANNING
Subject: PA 92-043 Playland Entertainment Center
On October 9, 1992 we received notice from the City of Dublin Planning Department
that on Monday, October 19, 1992 at 7:30 p.m., a hearing will be held at City Hall
regarding a project called PLAYLAND (92-043), at Stroud's Plaza.
Based on the information we have received, the Kildara Homeowner's Association
Board of Directors has the following concerns regarding this project:
1. Increased parking problems. We already have people from outside
Kildara parking in our limited spaces. This development will only
increase the instances where this happens. We do not believe that
Stroud's Plaza has enough parking for this project;
2. Increased traffic in the area. We already have cars using the streets of
Kildara as a shortcut around the busy San Ramon/Dublin Blvd.
interchange. This development will only increase traffic in and around
Kildara;
3. Increased noise late at night. This Entertainment Center will be open to
11:00 p.m. during the week and until 1:00 a.m. on weekends. We
already have problems with the noise from Lyons Brewery in the Plaza,
we are afraid that this Center will increase the noise level in our
neighborhood, keeping our homeowners awake late at night;
4. Increased vandalism and loitering in the area. This Center is designed to
attract teenagers. We are concerned that when Playland closes at night
that patrons will not leave, but stay in the parking lot drinking, smoking
and loitering. When they tire of that, we are afraid that these people
may then decide to cruise. through Kildara creating excess noise, traffic
and vandalism;
5. Trespassing on Kildara property, especially the swimming pool and
sports court. We already have enough problems with people from
outside Kildara jumping over the fences and swimming in the pool and
using our Sports Court. We are concerned that patrons from Playland
will do the same;
6. The hours of operation. As mentioned above, many residents of Kildara
are already kept awake by the noise from Lyons Brewery. We are
concerned that the late hours kept by Playland will only add to these
problems;
AIIACHMENT
Playland Entertainment Center
Page Two
7. The target market of teenagers. Though Playland's management claims
to cater to the "family" market, our experience with such Centers is that
they draw a primarily teenage crowd on weekend nights. We . are
concerned that any development designed to attract this type of crowd
will only cause problems for Kildara's homeowners.
Based on these concerns, the Kildara Homeowners Association is categorically
opposed to the Playland Family Entertainment Center at Stroud's Plaza.
Please call me at (510) 833-0100 if you have any questions or I can be of further
assistance.
Sincerely,
Susie Kamath
Kildara Association Manager
PAGE?! nr. 2.1
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RECEIVED
SEP 141992
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DUBLIN PLANNING
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