It'd be nice if my microphone was on, so good evening.
Welcome to the June.
It's hot, the June 11th planning commission hearing.
Nobody is melting.
Will the secretary please call the roll?
Yes, of course.
Commissioner Anderson?
Here.
Commissioner Moran?
Here.
Commissioner Cowan?
Here.
Commissioner Strongman?
Here.
Commissioner Kwok?
Here.
And Vice Chair Claup is absent, which she had disclosed to us
ahead of time.
And Chair Neating?
Here.
Okay, so we actually have one item
on the consent calendar.
It's Y2506.
Would anybody like to pull the item
from the consent calendar?
Seeing none, then would anybody like to make a motion?
Move the consent calendar.
Any second?
Second.
Let's call the roll, please.
Commissioner Anderson.
Yes.
Commissioner Moran.
Yes.
Commissioner Cown.
Yes.
Commissioner Strongman.
Abstain.
Commissioner Kwok.
Yes.
And Chair Needing.
Yes.
Perfect.
Now there are two opportunities for the public
to provide public comment.
The first is during each of the item agenda
as it pertains to the agenda.
And if it's a comment that is within the purview
of the Planning Commission.
If you'd like to speak,
I request that you speak, fill out a speaker card.
are there any items or speaker cards that we've received?
I do not have any.
No, okay, perfect.
Now, I'd like to ask if there has been
any ex parte communication, lots of head shaking.
Okay, beautiful.
So now we can move on to the public hearing section.
And the first item is A, but it has been withdrawn.
If I need to talk any more about that, nope, okay.
So now we have item B, which is Spark Athletics CUP
application Y2659 located in 1920 in Mount Diablo.
Does staff have, oh, beautiful, thank you.
Good evening, commissioners.
Simmer-Gill, Senior Planner with the City.
We are here tonight to consider the conditional use permit
for the Personal Improvement Service use Spark Athletics
that will be located in the vacant tenant space at 1920,
Mount Diablo Boulevard.
And tonight, we have the applicant
representing the project, Erin Christ.
She's here tonight, as am I, to answer any questions
that you may have after this presentation.
And just to quickly orient you with the site,
there is a existing single-story building
that has three tenant spaces,
two of which are occupied by existing commercial
and retail businesses.
And the site is zoned mixed-use commercial,
which does allow a personal improvement service use,
such as instructional classes, music, dance, or exercise,
permitted in multi-story buildings,
otherwise conditionally permitted.
And since this is a single-story building,
it does require a use permit.
The site is also located within the boundaries
of the West Downtown specific plan.
And here are just some site photographs.
Spark Athletics will occupy the existing 3,400 square foot
vacant tenant space that was previously occupied
by a retail fitness studio.
The adjacent tenants consists of Noah's Bagel
and All Star Medical Supply Retail Store.
There are 38 parking spaces on site
and these parking spaces are shared
among all tenants of the building.
The pickup and drop off location is located in front of the business and identified here
on this aerial map and now moving into the business operating plan.
This is an instructional tumbling cheerleading studio that will have supervised classes.
As you can see on the floor plan, if you go into the main entrance, there's a lobby
with a seating area as well as a reception desk to check in participants.
and the hours of operation are 8 a.m. to 9 p.m. seven days a week.
The age group that this business caters to is from 18 months to 18 years of age.
And the classes are typically pre-booked.
There is limited drop-in activity that is allowed for walk-in participation.
Again, as you can see on the floor plan is a open format utilizing portable tumbling mat
and moveable circuits and the layout as you can see is just an open space but it
could be separated into separate classes not actual classes but it will be with
movable circuits and movable equipment that could separate and accommodate more
than one class at a time and two to four staff members or instructors are
anticipated again this could vary depending on the operational needs and
how many classes are happening concurrently and the class sessions will range from 45
to 60-minute sessions with 8 to 10 participants per class and no exterior building modifications
are proposed as part of this application and any signage will be processed under a separate
sign permit.
And here are some action shots that were provided by the applicant.
As you can see, the participants are tumbling and performing aerobics.
So thank you for the photos.
And so tonight, the Planning Commission will need to make the following standard conditional
use permit findings.
This project does address and comply to all of these findings, and that is staff's recommendation
as well as addressing each finding is included in the draft resolution that's included as
attachment one of your packet tonight. And in addition to the conditional use
permit findings, there are two separate findings this project must comply to.
The first one is the proposed use is compatible with active pedestrian
activity on the adjacent public right-of-way. So SPARK athletics will
activate an existing vacant tenant space with a neighborhood surveying use and it
will generate a regular pedestrian activity that's associated with
schedule classes or walk-ins and it will operate through staggered class
schedules and will support the pedestrian circulation along the public
right-of-way and there the lobby entrance that's accessory to the
instructional space will activate or be an active storefront presence along that
corridor. And the second finding is the proposed uses compatible with
surrounding retail and commercial uses so this use is compatible with the
neighborhood serving businesses as well as the adjacent to adjacent tenant
spaces within the same building and again the operational characteristics
are compatible and there will be incidental retail sales of merchandise
that's accessory to the primary use and again that will further support that
pedestrian oriented commercial activity and this project is exempt from CEQA
under class 1 existing facilities as there is no expansion of the existing
tenant space or expansion of the footprint it's just occupying existing
space. So tonight staff does recommend that the Planning Commission move to
determine the project is exempt from CEQA as well as adopt the draft
resolution approving the conditional use permits to allow this personal
Improvement Service use at 1920 Mount Diablo Boulevard.
And with that, I do conclude my presentation,
but I'm happy to answer any questions.
Thank you so much.
And the presentation of those were great.
Does anybody have any questions or staff?
Oh, yes.
The mentions here that the music associated
with instruction would be
at typical indoor conversational levels.
I'm not sure what that is.
It may depend on the age of the conversants,
but I'm just curious, does the city have a general
commercial space noise limitation
that would apply to this and any other such buildings?
Because it's indoor and they're not gonna have
a sound system, I believe it's just the stereo,
a standard stereo, it's gonna be more like
just voices or talking, so I don't believe
the noise ordinance, it would be subject
to the noise ordinance, but the city does
in the general plan have acceptable limits
as well as conditionally permitted limits,
but it's well below that, so.
Thank you.
Thank you, Commissioner Anderson.
Anybody else?
How long has this space been vacant for?
Good question, I know it's been,
at least I've been seeing it for over a year.
Yeah, that 18 months, okay.
Thank you so much.
And then is the applicant here and would like, oh.
So, but let me open up the public hearing first.
Sorry.
And hi, you're the applicant.
Would you mind stating your name?
And then I believe you have 15 minutes.
I know.
I don't make the rules.
Okay, hi.
Hello everyone, I'm Erin Creasy.
I am the owner of Spark Athletics.
Thank you all for considering this use.
We're very excited to bring our business to Walnut Creek.
I did not prepare anything,
but I'm absolutely here for questions.
I believe Simmer covered it all pretty well.
We've been operating as a mobile business in La Mirinda
for about two years now, and it's a huge passion of mine.
So I'm just really excited to scale and expand.
Are there any questions for the applicant?
I do have one quick question.
This is perfect for children, the age of my children, sorry.
It would be, I'm glad that that bacon space is being filled
and also it'd be interesting to partner
with the city of Walnut Creek, where the Art and Rec.
Yes.
Which is how my kids are going,
yes, they take classes through the Art and Rec.
So I currently offer programs at Arinda Parks and Rec
and we started out at Lafayette Parks and Rec as well.
And we're continuing those programs
and so I would be happy to partner.
To then give back to the city of Walnut Creek.
Yeah, definitely.
It's been a pleasure to work with Parks and Rec.
So I'm happy to do it.
Any more questions or comments?
No.
Yes?
I'll just say you answered my question, which was, yeah,
where else have you been with your programs?
And so that's exciting to hear.
We also serve the after-school enrichment programs
of Arenda Union School District.
So we have classes at several elementary schools,
part of their after-school programs.
And then we rent facilities throughout the area
from small businesses or from the school gyms
or parks and rec departments to teach classes
on Tuesday nights or Saturday afternoons
and kind of bring our summer camps.
We have a summer camp next week in Arinda
and we're renting that facility,
but we do some of this in partnership with the schools,
some of it in partnership with Parks and Rec
and then some of it we rent as is available, so.
So this will be your first actual space?
That is correct, yes.
This will be my first brick and mortar space.
we're very thrilled, but I, you know, as a coach,
I have worked in many gyms across the country
and just excited to start my own.
So, yeah, nice, lots to learn, I'm sure,
but it'll be fun.
Thank you.
Yeah.
I think I see underneath the 15 minutes.
Great, thank you very much.
And now, are there any public speakers?
No.
And I was gonna say, now you can come back as an applicant,
but you do not need to.
because there was no speakers that came after you.
So I'm going to close the public hearing for this
and bring it back to the commissioning,
discussions, any motion?
I think it's quite straightforward and exciting.
So with that, I would like to move
to determine the project is exempt from CEQA
and adopt the attached draft resolution,
approving the conditional use permit
for the personal improvement service use,
Spark Athletics at 1920 Mount Diablo Boulevard.
Second. Can we please call the roll?
Of course. Commissioner Anderson. Yes. Commissioner Moran. Yes. Commissioner
Cowan. Yes. Commissioner Strongman. Yes. Commissioner Kwok. Yes. And Chair
Needing. Yes. Perfect. Moving right along. Now we're an item. Excuse me.
Number C, which is the UCSF Benioff Children's Hospital temporary
pediatric trailer, SUP application Y2555 at 2401 Shadelands Drive and it looks
like we have a presentation from staff. Yes good evening planning commissioners
my name is Gerardo Victoria associate planner community development. The
project before you today is the UCSF mobile pediatric trailer located at 2401
Shadelands Drive, application number Y25055. So just some site context, the project is
located at 2401 Shadelands Drive located here off of Ignatia Valley Road in North Wigot Lane.
The zoning designation is Plan Development 1960. So historically the city has issued special use
permits to allow temporary uses like vehicle storages or MRI trailers with a special use
permit the applicant is requesting a special use permit to allow the
temporary pediatric trailer for a period of 24 months within the parking lot of
the facility. The use is to serve patients that have difficulty with
transportation to the Oakland site. They are asking for a 24 month special use
permit time frame. The existing parking lot will occupy, excuse me, the trailer
will occupy three parking spaces in the existing parking lot. Two times per month, Monday and
Thursdays, only between the hours of 8 a.m. and 5 p.m. So this is the site plan. As you can see,
that's Benioff Children's Hospital located there. The trailer, as you can see in the outline green
box, will be located there. The upper right-hand picture is where the three spaces will be taken
up. The picture is the actual trailer. It's just not in that location. It will be surrounded
by barrier cones. It does occupy one space, but there is a vehicle-free zone located right
there for the other two spaces. The trailer layout will have two exam rooms, one restroom,
and one vital station located inside. So the planning commission may approve a special
use permit subject to the regular findings of a conditional use permit and upon the special
findings that the use provides a necessary service to the community. So staff recommends
the Planning Commission move to adopt a draft resolution approving the special use permit
along a temporary pediatric trailer at 2401 Shadelands Drive. Staff is available for questions.
The applicant Joycelyn Garrett is also here.
Perfect. Thank you so much. Does anybody have any questions for staff? Oh yes.
Correct me if I'm wrong. I believe we approved an MRI trailer for this location
some time ago. Correct. In April of 2025 that trailer was approved but that one
expires in October of this year. Okay and thank you. That's a question then. Thank you.
Any other questions? Maybe I missed this, but is there anything happening that's
specific in the trailer that's not happening in the building itself? I would
let the applicant answer that. Yes, come on. Let's just open up the public comment.
Again, do you have 15 minutes? Joycelyn Garrett, I am the director of our primary
care service and so this pediatric trailer is specifically for primary
care services, the building is specialty care services, so we're trying to make access easier
by allowing people who are there for audiology or any other type of service to also be able
to access us in the parking lot in our mobile care.
Thank you.
And is it designed for people who otherwise can't get to the Oakland site for just transportation
reasons?
We're a federally qualified health center.
And so we primarily serve those who are under-insured, who have socioeconomic debilitating things.
So we are trying to bring care to the communities where it's needed most.
Because otherwise, they'd have to figure out a way to get to the Oakland site, which deals
with primary care.
Yes, correct.
Okay.
Got it.
Thank you.
The health care providers come with the mobile unit and then it just doesn't
roam in the building too or the facility is the building either to yes they're
using the facilities in the building for all specialty care.
One other question. Oh yeah does so this is just going to be there I guess one or
two days a month. Yeah. Does it also go to other places? I mean, this is kind of a
permanently mobile. Yes, it's a permanently mobile clinic. The idea is to go into the
communities where we know access is needed, so we're trying to partner with
various types of community-based organizations to identify areas where
children there especially need access to care that can't otherwise get get to the
brick and mortar.
Thank you for being here to answer my questions.
No problem.
I'm not quite familiar with the distinction between primary care and specialty care.
Did you clarify that?
Yeah, primary care is more preventative services, so we do well child checks, vaccines and things
like that.
The specialty care is more like audiology, they have physical therapy, there's a few
other services in there, there's a ton, but we are pediatric primary care where we do
All of the preventative care services for well child checks
and things like that.
All right, thank you.
Commissioner Strongman.
Clarification, it sounds like that the trailer will only
be at the site a couple of days a month.
Correct.
And there'll be other days there'll be somewhere else.
Correct.
Thank you.
So my question was just this would be for the course of two
years.
And so I wasn't sure if there was a plan for after that.
any sort of. Yeah, we'd like to continue services as long as we can.
Right now, it's really in the startup phase.
So we'll have to learn better what the true need is and how much the demand is.
But we'd like to continue the service as long as it's needed. OK. Thank you.
And then is interesting.
I had the same thought as Commissioner Strong.
And I remember when we did approve that trailer.
And at that time, we discussed a ton about the cones, the backup there.
So do you have so much discussion out of curiosity it's interesting because this time there was a whole parking study was obviously there's
473 parking spots, right? It was like less than 1% is being affected. Did everything work out well with regards to
Mobilization and acts egress accessed with the vehicles with the other trailer
Yes, as far as I know that isn't really my site or yeah my area, but yeah that you would have heard of yeah
everything seems to be working out well there. That's wonderful.
Okay thank you so much. Thank you. Okay now are there any public speakers that
would like to have any discussion on this item? I just had to ask. And then
you don't have to come back up here but I should say if you wanted to rebut to
silence five extra minutes but okay so with that I'd like to close the public
hearing and then bring it back to the Commission for discussions emotion or
discussion I think this is an exciting I'm happy to see the services at the at
at the UCF Menial Hospital and I think it's great
that we're providing access to medical services
that the children really do need.
So this is a very necessary service.
It's beneficial to the community
and I'm very happy to support it.
So I do move to approve the resolution
for the Walnut Creek Pediatric Outpatient Center
of UCSF Menial Children's Hospital,
temporary mobile care trailer, special use permit,
application number y 25 dash 055 at 2401 shade lens.
I'll second that.
Can we call the roll please?
Yes. Commissioner Anderson?
Yes.
Commissioner Moran?
Yes.
Commissioner Kaun?
Yes.
Commissioner Strongman?
Yes.
Commissioner Kwok?
Yes.
And Chair Needing?
Yes.
Perfect.
Now moving on to item number D,
the spring dental CUP application y 26,
0 1 5 located 2 9 8 5 North Main Street and do we have a presentation by staff
yes we do just give us one moment good evening planning commissioners my name
is Gerardo Victoria just associate planner community development the
project before you today is the spring dental conditional use permit located at
at 2987 North Main Street.
Application ID is Y26015.
System site context, the site, 2987,
is located here at this strip mall
off of North Main Street and Sunnyvale Avenue.
The existing dental office is approximately 1,100 square feet.
It are looking to expand to the adjacent tenant space
located here at 2985 North Main Street
an additional 1200 square feet for a total of 2,300 square feet.
This dental office expansion will have treatment rooms and sterilization rooms.
It is surrounded by a mix of commercial uses, eating and drinking establishments and personal
services.
The general plan designation is general retail.
The zoning designation is community commercial.
office, dental office uses are permitted with the approval of a conditional use permit.
So the business plan calls for Monday through Saturday, 7 a.m. to 5 p.m.
It will have eight treatment rooms total, four between each of the tenant spaces, with
sterilization rooms and retail areas located at the front of each space.
They will be treating approximately 15 to 18 patients daily.
services that they offer are cleanings, teeth whitening, implants, and emergency
care. So on the left-hand side is the existing tenant space, 2987. If you can
see here, this is where they're located right there, and this is where this is
the entry. The retail sales look is located right here that activates the
storefront. You have the four treatment rooms located there, and then the proposed
expansion is to this adjacent space which is the vacant former tattoo shop
that you enter here and it's going to have a retail sales area also like the
other tenant space with four treatment rooms and a sterilization room. So in
2008 a special use permit was approved for the current space the 2987 and came
in June of 2008 as a conditional use permit for a medical office. The planning
commission at the time denied the project. The applicant appealed it to the
City Council in August of 2008. It was the appeal was denied by Council. In that
same month of 2008 the project was revised to include medical retail sales
and weekend hours. The project then went forward as a special use permit to the
Planning Commission in September of 2008, which was adopted by the Planning Commission
with the conditions of approval below, and I'm just going to quickly go through them.
That the retail, medical supply and dental service shall maintain visibility and an open
storefront.
That this retail, medical supply and dental service and any subsequent office use shall
maintain a minimum of 100 square feet of retail sales.
Retail sale shall be an integral component of this and any subsequent office use associated
with this conditional use permit and this retail medical supply and dental service or
any subsequent office shall maintain evening and weekend hours.
The standard conditional use permit findings do apply towards this project as well as an
additional finding that the planning commission shall find that the proposed location is not
suitable for retail use by virtue of its location, configuration, or relationship to the streets,
driveways, or access ways as outlined in the draft resolution.
This interior location results in limited visibility from surrounding streets and drive
aisles.
And the recess tenant spaces typically have been found unsuitable for retail uses.
I would like to point out that the strip mall does not have an existing retail use for this
reason.
Commission action move to adopt a secret determination and approve the
condition to use permit based on the findings outlined in the draft
resolution to allow an expansion for spring dental at 2985 North Main Street.
Staff is available for questions and the applicant Dr. Tehrani is also here.
Perfect, thank you. Does anybody have any? Yes, Commissioner Moran. I guess I'm a
little confused as to the finding it not suitable for retail and yet there is a
retail space is it because it's my understanding that I get it that we're
the sight lines in the words located it's not ideal for retail and I can get
behind that but then I also read an analysis that the expanded use will
consist of dental treatment services and the retail sale of dental care products
it seems like there is retail just in that there is retail right so go ahead
I'm sorry so are we are we looking at it holistically that it's not ideal for a
what a retail like a convenience store or something like that because on one
hand it's saying we have to decide that it's not suitable for retail on the
other hand the office is part in part retail can you help me square that yeah
Yeah, so the site isn't suitable for retail, that's part one that you covered, but it's
also squaring and it's providing 100 square feet of retail sales to be in compliance with
the special use permit that was approved back in 2008.
So specifically, there's a condition in 2008 that they had to provide 100 square feet.
So they're saying, okay, we are providing this 100 square feet of retail sales and the
the site overall isn't compatible for retail sales
because of how the building is situated on the parcel.
So, and because there's no additional retail uses
on the parcel, the parcel isn't suitable for retail.
And if I may add another, exactly what Gerardo said,
and another way you can look at it,
it's not retail as a primary use.
The primary use is the dental office,
but in order to still comply with the previous use permit,
there needs to be an ancillary or a secondary aspect
of retail.
So was it that originally years ago,
there was an intention for this all to be retail
and over time, we've kind of learned
that that has not been successful.
Like I'm familiar with that area
because I love the restaurant right next to you guys.
But yeah, they've definitely seen many businesses come
and go from what is now that vacant spot again.
Correct.
Okay.
intent of the community commercial zone is provide is to provide retail uses in
close proximity to residential areas that was the intent back in 2008 the
planning manager made a determination that these type of uses were so unique
that they took it back to the planning commission as a special use permit all
right thank you for the presentation Gerardo I did want to get some
and clarification on the history of the resolution,
the one that is resolution number 3473.
And so reading through the background of that resolution,
the second point said that when the planning commission
considered the resolution,
they voted to deny the resolution
because they could not make the finding at that time
that the proposed tenant space was not suitable
for retail use, which is the same finding
being asked to consider today and so for the conditions of approval for that
resolution is does that explain why the retail use is there in that space today
no so my understanding looking through the staff report in the resolution from
2008 the original denial by the Planning Commission was because it first came
forward as a medical office only. And so it was denied because of that. Because it
calls for retail use they then came back with a retail component dedicating a
hundred square feet to retail sales to activate the storefront and which then
it was passed later on in two thousand in September of 2008 with those new
conditions of approval that answer your question yeah I'm not sure if you could
answer this but would it be possible cuz I think with the current resolution
we're looking at I don't believe we have the condition of approval to keep the
retail there's not a condition of approval to keep the retail but she is
willing to to to add to the existing retail so 200 square feet of retail space
so 100 square feet in each space to keep that condition.
Okay, all right.
Thank you.
Can I share a straw mic?
I have, in my years of going to the dentist,
never encountered a dentist that had retail as a component.
I'd be curious to know what,
do we really need to require them to maintain retail?
So retail uses in the community commercial zone
are permitted by right,
and keeping with the special use permit
conditions of approval she doesn't have to provide the additional 100 square
feet but she's willing to say look I'm still conforming to the original
special use permit with my with my expansion that if approved the CUP will
supersede the previous SEP. I guess my next question will be to the
applicant. Just a follow-up just so we're all understanding what's
happening here am I explaining this right to say the reason why we must find
that the location is not suitable for retail use is because of the specific
zoning that it currently is that it's the community commercial zone right now
correct okay so is the city looking at possibly changing the zoning of this
area in the future because of the experiences that
So the city is just about to embark on a general plan update and through that process
Yes, we will definitely be analyzing current existing land uses and where does the community want to be in 2050 and along?
You know the road to get there so it will be reanalyzed
But in the immediate, you know within a month six months know but through the general plan update process
yes. Can I show you Anderson? Yeah, would I be correct in assuming that the one rationale for having
at least some retail would just simply be to maintain a retail storefront just to help out
the other retail things around nearby. Keeping with the existing use, to activate, keep the new
space activated like their existing space.
And I wanted to just clarify how this would work.
So say a client is coming in, and they're
going to be treated in one of these rooms in the new section.
They would actually come in, I think,
through the entry in the other section.
They've got two separate entries.
Correct.
Two sections.
They come in through that section,
which has the reception and staffing and waiting room there
and some retail.
Correct.
But then if they were called to be treated by dentists
in the news section,
would they go out and come in the other entrance
or is there, looks like there's a small passageway?
I will let the applicant answer that operational question,
but I do want to point out as I've spoken to this applicant,
do you see this space right here?
Yeah.
The plan is if approved, she will be filing for building permits to open up this interior
space that's on this side somewhere so that applicants don't have to walk outside to
get to the other space.
Dr. Taylor?
Before we open up, any more questions?
Because it's interesting, it says the intent is to create areas with a wide variety, allowing
for convenient day-to-day shopping and services.
Is this a service dentistry?
I was just reading, you know, the general plan specific zoning ordinance in addition
to the standard CUP findings, so you have to...
That's the intent in addition to the CUP findings, which is obviously that the location is not
suitable by virtue of its location configuration, which is the streets, driveways.
So we have to make both, right, that it is providing a service which is day-to-day and
that it's not suitable?
Yes.
The community commercial zone is improvement.
Okay.
Yes.
Okay.
Now let's open up the public hearings.
I think the applicant is here and there might be some operational questions.
And when you come up, if you would please state your name
and then there's the 15 minutes.
My name is Bahar Teherani.
I'm the owner, dentist at Spring Dental.
As Mr. Victoria stated, I started the project in 2008
and I was able to obtain the permit.
So the goal of this new project is basically
to expand into the next door space
and have more treatment rooms,
more spacing for the staff, for the patients.
So that's the goal.
And as part of that, to comply with the city
on my conditional use permit that I obtained in 2008,
I'm adding the retail to that space as well.
So that's basically the main goal to expand
and also include the retail as required.
I mean, there are plenty of products
that could be sold in a dental office.
they might not be displayed but there are plenty of things that we could sell
as dentists especially toothpaste toothbrushes different type of floss I
mean bleaching products a lot of things could be retail in dentistry it's just
what we choose to sell or not but there are plenty of them out there. Any
questions for the applicant? Thank you you're currently selling there's a
retail space now right yes we have products yes in the front yeah and this
just just love your honest opinion do you need twice the amount of space for
to sell or you know not necessarily it could be in one one of the spaces but as
I mentioned if it's required and it's part of my conditional use permit I'm
willing to add X I have extra 100 square foot of space in the new location to add
to the retail as needed by the city and by the permit okay thank you
Commissioner Strongman about what percentage of your overall gross receipts is from the
retail I wouldn't call it a big percentage I don't know the percentage if
I have to guess maybe maybe five percent that's not really the big focus in a
dental office, especially that I'm a family dentist, you know, focuses on prevention,
you know, treatments, you know, adults, kids, that's the main focus of a dental practice
in general as a family practice.
Next question, if we had the ability to grant you the ability to give up the retail, would
you want that?
I mean, there are certain products that I always like to have on hand.
Patients appreciate it.
don't have to go on Amazon or get a prescription go to a pharmacy I like to
continue that person and regardless of the permit or requirement of my permit
so I would always have some products to sell at the practice thank you you're
welcome I just want to say I think it's very
clever that you've arranged it so that regardless of which door you exit from
you have to pass through the dental gift shop before you do it.
Yes.
How long has you've been in business since 2008?
2008 is when I got the permit.
2009 is when I actually started.
OK.
And then you noticed the tattoo parlor, it was vacant,
and that's when you figured there was an opportunity.
It's not vacant currently, but my understanding
is that they are, their lease is over by the end of the year.
Okay, perfect.
Any other questions for the applicant?
Yes, thank you for being here to answer our questions.
Maybe I can ask this question
to get a little bit more of the business perspective.
What do you like about the location where you are right now?
Do you understand it's near the highway exit?
It's actually very accessible to patients.
Everybody always makes a comment about that,
how easy it is to get there from Concord, Pleasant Hill,
Walnut Creek.
I have patients from Orinda and Lafayette.
They just exit, and they always make a comment
that it's super accessible,
close to pasta primavera, as you mentioned.
And as soon as I say pasta primavera,
everybody knows where I am.
I don't need to give them an address.
So it's very convenient.
We love the location, personally, where we are.
Yeah.
Thank you.
You're welcome.
Any more questions for the applicant?
Nope, okay, thank you so much.
Thank you for having me.
I don't see any other folks in here waiting to talk
so you don't have to come back for another five minutes.
So I'm going to close the public hearing
and I'd like to bring it back to the commission
for discussion about this retail CUP, SUP.
I just want a clarification
from some of the previous questions,
which is what's the minimum that we need to require
currently are we required, if we approve this, to require an additional 100 feet of retail?
No, you do not. Retail sales are permitted to use.
And to add on that, I just do want to clarify, I think as Commissioner Kwok noted, this resolution
doesn't have conditions that require any retail sales. It does happen to be in her proposed floor
plan so that's what's being you know it's part of it but there are no
conditions that required retail with this resolution. But there are conditions
per the previous SUP that must remain? Correct. I think it's
indicative of the intent that it was you know like it's been mentioned that this
was supposed to be a retail space with an active people walking by the
The storefronts, buying food or whatever products they have,
similar to the Bevmo and the Walgreens
that are across the street.
I think it's a great location
because it comes right off the highway,
which is great for patients,
but it's also, it has a lot of potential
for people that are shopping on their way home,
they're getting off on the street.
And they're like, oh, let me stop by Lofrimo Verde
and then go walk right down to the next store over
and then go on my way home.
But, and so that's what made me hesitate
with the finding that we had to make
that this location was not suitable for retail use
because I think there is a lot of potential.
I think the fact that the Venmo across the street
and the Walgreens across the street
and the other shops there
demonstrate the potential of the retail use.
The Spring Dental has been here for 15 years
and I think that speaks to the market conditions,
the benefit that the dentist office
is providing to the community.
And it shows that there is strong support
the community for this for spring dental as it is. So I'm a little bit conflicted. I if this fine,
if we didn't have to make this finding this would have been great. I would have been all for it but
the fact that we have to say that this location is not suitable for retail, I'm trying to reconcile
that with the fact that there are retail uses in the neighborhood. I will respectfully disagree
with my colleague and that it is not suitable for retail. It's basically my
neighborhood. It's basically the freeway off-ramp and on-ramp and getting into
Bevmo or Walgreens is a real pain and really worse pain to try and get out of
Bevmo or Walgreens safely without killing yourself. It's a great location
for those who want to go to a dentist or a restaurant but it's going straight to
restaurant and you're not doing anything else. You may do both dentist and the
restaurant but that's about it. And on that side of the street that next thing
down I believe is the car wash. So I do support the project. I don't understand
why they have to have retail. If they choose it's fine. But otherwise I support
project yeah I would say that in my experience of that area that that
particular building and that particular end of the building has struggled with
retail before the tattoo place I think it was a rug sales at the one point yeah
it's been a couple different things it's been vacant many different times so I
I actually think that maybe there are other areas
across the street or in other places
that might be good for retail,
but in that particular corner it has been struggling.
And since Spring Dental has been successful, to your point,
I'm excited about the possibility of this end of the building
being filled with something that will stay and maintain
and be a positive thing in the community.
Because when it's been vacant,
that's been a bit of a challenging place at times.
Yeah, thank you.
So I am supportive of the resolution as it stands.
Any other, I agree with you that in the sense of
when I think about the intent about what retail
wants to do with pedestrian uses is activation.
And that you always associate retail by activating people.
It's a buzz, people going in and out,
looking through the windows.
And so, and looking at, it's a big glass facade.
And if you see those patients going in and out,
you're gonna have that natural activation.
And that's why I asked about how long you've been here,
because that's nice to have a local person.
The one thing I wanted to ask was,
it sounds like we don't need to have
the retail component per this new one,
but it doesn't preclude the applicant from still selling.
Is that correct?
Correct.
Okay.
And it was just to merely emulate the previous.
Sorry, I just threw something out there.
Commissioner Strongman.
So, for my clarification, if we approve this,
does that supplant or replace that SUP?
other one does it correct it supersedes it it does okay thank you so it
supersedes it and then we can take out the retail but not preclude the
applicant from selling dent toothpaste or whatever floss kids toothpicks my kid
gets the special toothpicks. Okay, any more... this is very good discussion. Any
more discussion from the Commission? Are you sure I understand? I can't tell. Sorry, I should put my glasses on.
Nope, nope. Okay, I would entertain a motion. Alright, I have it up. I move to
determine the project is exempt from CEQA and adopt the draft resolution
approving the conditional use permit for the medical use spring dental at
2 9 8 5 North Main Street second may we please call the role please yes
Commissioner Anderson yes Commissioner Moran yes Commissioner Cown yes
Commissioner Strongman yes Commissioner Kwok yes and chair needing yes
congratulations and thank you for being in Walnut Creek for so long a women
business owner. Okay now on to item number five which is commission
considerations. Any commission considerations? Nope.
Commission member and staff report or announcements? I do have a handful of
things. Oh. I apologize. I do tell. Trying to keep the meeting quick. You guys did
such a great job blowing through those items. But I do have one fairly large
project update. This is regarding a Taiwanese Cultural Center project that
was approved at 1755 Sunnyvale Avenue last September. September 11th of last
year the Commissioner approved a use permit and design review for the new
cultural project. The applicant team has actually lost the original architect and
And so they have hired a new architect,
but with a new architect comes new design.
Staff has reviewed the new design.
It is consistent with the city's objective design standards,
and it also is meeting the intent and conditions
of the Planning Commission from last year.
For example, I've been informed that there was a large
kind of expansive blank wall on that project,
and there were conditions to break that up,
add some material, add some interest.
This new architect has incorporated those conditions
into their design.
And so with that, there is avenue for staff
to complete the review of the design at a staff level
and for the project not to return
to the Planning Commission.
We can prepare a memo so that you understand
what is being changed and how it is still being met.
But I wanted to make sure that I informed you all of it.
So, you know, however many months down the line,
you don't see this project and you're like,
that's not quite what we approved.
So I did just want to highlight that
and then of course answer any questions that you may have.
I know we have so many aspiring architects on the,
I know the design review folks,
will there be a memo?
Is this going to them at all?
Yes, we can include them as well.
That would mean a lot.
I am addressing it to you because, ultimately, this
is the body that makes the final action.
But of course, yes, we will make sure that we inform everybody.
And also, a courtesy notice would go out
10 days before any action is made,
any determination is made.
And that courtesy notice will go to a 300-foot radius.
Thank you so much for that update.
It was a beautiful project.
I'm glad to see that it's still going forward
and that it's able to not have additional hurdles in its way.
So thank you.
OK, wonderful.
The other item for you is just a friendly reminder,
maybe if you haven't heard, informational,
that the next planning commission meeting is actually
a joint commission meeting, a study session on the general plan
update, as we sort of alluded to earlier with that last item.
So at this meeting, we won't really
be dialing as detailed into land uses,
but it is an opportunity for all the commissions
to ask some questions, provide some general feedback.
And then of course, as the update moves forward,
there will be several opportunities for this group
to provide commentary such as you had tonight.
Potentially, maybe, you guys may think
that community commercial can support both office
and retail as a permitted use.
So for example, so I just wanted a friendly reminder
that that is gonna be on June 25th.
And because it does have the other commissions,
we are going to be located on the third floor conference room.
So feel free to reach out if you have any questions.
But otherwise, we're really looking forward
to having all the commissions.
And then my last item is I do want
to take a moment to recognize a member of our community
development department.
Next week will be Chip Griffin's last week.
He is retiring after many dedicated years
to public service, 15 years of which
He served with the city of Walnut Creek.
And so he couldn't be with us tonight,
but I still wanted to put into the formal record
that we are recognizing Chip.
He's worked closely with many of you over the years,
providing professionalism, institutional knowledge,
and commitment to this community and board.
Behind every successful commission,
there's so much work that happens
and Chip was such a big component to that.
I felt he deserved a Mike moment, just shouting him out.
And on behalf of the city, I just wanted to say thank you
to Chip for his service, and we wish him well
on his retirement endeavors.
And that is all I have for you.
Well, I think it goes without saying that,
Chip, if you can hear us, we're going to miss you,
and it's gonna be hard to replace you, Chip,
so thank you so much.
Anyone?
I know you're emotional.
Anyone else?
No?
OK.
I have an update for the signed ordinance project.
So we had our second working group meeting
last month, where we covered we're
getting close to finalizing the ordinance.
So I'm excited to see what you all see
and what your feedback will be.
We covered the status of the project, the major changes.
At this point, the draft ordinance is about 90% done.
They covered any outstanding questions
that were remaining, such as how to format the ordinance.
Is it more beneficial for the people looking at the ordinance
to have colorful tables,
illustrative examples of how these signs would look
so that they can have a better idea of what does it mean
when signs have to be 24 feet above
some reference point like the doors of the walls.
So we covered that, gave our feedback,
and the next steps are for additional refinements
on the draft, and then it should go
to the Design Review Committee for their review and feedback,
as well as an eventual public review and public comment.
After that, it'll come back to us and city council
for a recommendation and adoption,
and that'll be the finalization of the sign ordinance
and a brand new sign ordinance for the city.
So it's been a good two years.
I've learned a lot about signs
and how they help the city advertise its businesses.
And it's been great to have this opportunity
to assist the business community
as well as the residents of the city of Walnut Creek.
Well, we thank you Commissioner O'Clock for all that time over the last two
years to help out with that. Anybody else? Perfect. Seven o'clock adjourned.
Thank you.
You okay?