♪ If you believe, love is misery ♪
♪ If you believe it's full of mystery ♪
♪ Beside me and just let go ♪
♪ Just take my hand and let's go ♪
♪ Get beside me and just let go ♪
♪ Don't let go ♪
♪ Times it's hard to look beyond ♪
♪ Times you win but most you lose ♪
♪ Together we'll reach the sky ♪
♪ Cause it's you and I ♪
♪ Cause it's you and I ♪
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 Cown.
Here.
Commissioner Strongman.
Here.
Commissioner Kwok.
Here.
And Vice Chair Klop is absent,
which she had disclosed to us ahead of time
and Chair Needing.
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.
Yes. Commissioner Strongman? Abstain. Commissioner Kwok? Yes. And chair
meeting? 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public hearing section and the first item is a but it has been withdrawn
thing to talk more about that okay so now we have item B which is spark
athletic CUP application y26 59 located 1920 Mount Diablo to staff have a
beautiful thank you good evening commissioners Simmergill 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 a 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 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 mats and movable 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'll be with movable circuits and movable equipments
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 in
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 scheduled
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 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 use is compatible with surrounding retail and
commercial uses.
So this use is compatible with the neighborhood serving businesses, as well as the adjacent
two 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 I 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 was 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 a 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, 18 months?
OK.
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 this-
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 vacant space is being filled
And also it'd be interesting to partner with the City of Walnut Creek, where the Art & Rec,
which is how my kids are going, yes, they take classes through the Art & Rec.
So I currently offer programs at Arrinda 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?
Yeah.
And so that's exciting to hear.
We also serve the after-school enrichment programs of Arrenda 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 Arrinda,
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, you know, 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 you need the 15 minutes.
Great. Thank you very much.
And now are there any public speakers?
No. And I was going to say now you can come back as an applicant,
but you do not need to, because there was no speakers that came after.
So I'm going to close the public hearing for this
and bring it back to the commissioning discussions and emotion.
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.
A CUP application Y2555 at 2401
Shea Linsdrive. 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 a 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
Wiggett Lane. The zoning designation is planned 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.
Oops.
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 Shailen's Drive.
Staff is available for questions. The applicant Joyce Lynn 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 my 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 for that.
Yes.
Come.
Let's just open up the public comment again if you have 15 minutes.
Hi.
My name is 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?
Yes.
We're a federally qualified health center and so we primarily serve those who are under
insurer who have socioeconomic debilitating things so we were 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.
Got it.
Thank you.
Commissioner Anderson.
The other facilities, the healthcare providers
come with the mobile unit.
Correct.
Okay, and then it just doesn't roam in the building to,
or the facility is in the building either to-
Yes, they're using the facilities in the building
for all specialty care.
Okay, and one other question.
Oh yeah, so if this is just gonna be there,
I guess, one or two days a month there.
Yeah, one-
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 to the brick and mortar.
Okay.
Thank you for being here to answer our questions.
Yeah, no problem.
I'm not quite familiar with the distinction
between primary care and specialty care,
could 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.
Okay, thank you.
So my question was just,
this would be for the course of two years,
and so I wasn't sure if there's 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, it's interesting.
I had the same thought as Commissioner Strongman.
I remember when we did approve that trailer.
And at that time, we had discussed a ton
about the cones, the backup.
So do you remember that?
So much discussion.
Out of curiosity, it's interesting,
because this time there was a whole parking study.
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 egress access with the vehicles, with the other trailer?
Yeah, as far as I know, that isn't really my site
or 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'm not 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 the silence five extra minutes. But OK. 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 expansion of the services at the UCF
of any 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 Danielle Children's Hospital temporary mobile trailer special use permit application
number Y25-055 at 2401 Shadelands.
I'll second that.
Can we call the roll please?
Yes.
Commissioner Anderson?
Yes.
Commissioner Moran?
Yes.
yes Commissioner Kwok yes and chair needing yes perfect now moving on to
item number D the spring dental CUP application y26 0 1 5 located to 9 8 5
North Main Street and do we have a presentation by staff yes we do just
Give us one moment.
I thought they'd only blocked on the.
Good evening, planning commissioners.
My name is Gerardo Victoria, Associate Planner
Community Development.
The project before you today is the Spring Dental Conditional
Use Permit, located at 2987 North Main Street.
Application ID is Y26015.
It's just some site context.
The site, 2987, is located here at the strip mall
off of North Main Street and Sunnyvale Avenue.
The existing dental office is approximately 1,100 square
feet, and are looking to expand to the adjacent tenant space
located here at 2985 North Main Street
for an additional 1,200 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.
Medical office, dental office, uses
are permitted with the approval of a conditional use permit.
So the business plan calls for Monday through Saturday,
7 AM to 5 PM.
It'll 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.
The 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 is located right here
that activates the storefront.
You have the Ford 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 gonna have
a retail sales area also, like the other tenant space,
with Ford treatment rooms and a sterilization room.
So in 2008 a special use permit was approved for the current space the 2987
And came in 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 sales 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 this the strip mall does not have an existing retail use for this reason
So Commission action moved to adopt a secret determination and approve the condition 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 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
So it seems like there is real to just in the 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, so
The site isn't suitable for retail. That's part one that you covered
But it's also squaring and it's providing a hundred square feet of retail sales
To be in compliance with the special use permit that was approved back in 2008
So it's specifically there's a condition in 2008 that they had to provide a hundred square feet
So they're saying okay. We are providing this 100 square feet of retail sales and
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
And if I may add another
Exactly what Gerardo said and another way you can look at it. It's 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 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.
Yeah, they've definitely seen many businesses come and go from what is now that vacant spot again
Okay, the the 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
Thank you for the presentation, Gerardo.
I did want to get some 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 we're 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 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 a 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.
OK.
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, 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
approval. She doesn't have to provide the additional 100 square feet, but she's
willing to 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 SUP. Okay I guess my next question will be to the
applicant. Just so just to 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. No, but through the general plan update process. Yes
Commissioner 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 purpose things around
nearby. Keeping with the existing yeah to activate keep the new space activated
like their existing space.
And I wanted to just clarify how this would work for a,
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 a dentist in the new 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 wanna point out as I've spoken to this applicant,
do you see this space right here?
Yeah.
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 sure
any more questions cuz 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 the service dentistry?
I'm just reading, you know, the general plan specific and 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 on 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 um 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 for the staff for the patients
So that's the goal and as a 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 a specialty 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?
Commissioner Moran. Thank you. Um, you're currently selling. There's a retail space now, right? Yes. We have products
Yes in the front. Yeah, and this is 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 hundred
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
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
Focus is on prevention, you know treatments, you know adults kids. That's the main
focus of a dental practice in general as a family practice.
And 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.
They don't have to go on Amazon or get a prescription,
go to a pharmacy.
I like to continue that personally,
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.
Yes.
How long has you 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 their lease is over by the end of the year.
OK.
Perfect.
Any other questions for the applicant?
Thank you for being here to answer our questions.
Maybe I can ask this question to get a little bit
and 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 prima vera, as you mentioned.
And as soon as I say pasta prima vera,
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?
No, 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 those retail CUP, SUP.
I just want to 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 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 part of it.
But there are no conditions that require 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 like it's been mentioned
that this was supposed to be a retail space
with an active people walking by 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 tree.
And they're like, oh, let me stop by Laffy-Movera
and then go walk right down to the next door 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
from the community for Spring Dental as it is.
So I'm a little bit conflicted.
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,
So, I'm trying to reconcile that with the fact that there are retail uses in the neighborhood.
I will respectfully disagree with my colleague in 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 Bev Mo or Walgreens safely without killing yourself.
Um, as a great location for those who want to go to a dentist or a restaurant, but it's
going straight to the 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, the 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 the project.
Gives you a count.
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 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
want to do with pedestrian uses is activation. And that you always associate retail by activating
people or it's a buzz people going in and out looking through the windows. And so in looking at
it's a big glass facade. And if you see those patients going in and out, you're going to have
that natural activation. And that's why I asked about how long you've been here because that's
It'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?
The other one, does it?
Correct, it supersedes it.
It does, okay.
Yeah, thank you.
So it supersedes it, and then we can take out the retail
but not preclude the applicant
from selling den toothpaste or whatever.
Floss.
My kid gets a special toothpick.
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.
All right.
I have it up.
Here we go.
I move to determine the project is exempt from CEQA.
determine the project is exempt from CEQA and adopt the draft resolution approving
the conditional use permit for the medical use spring dental at two nine
eight five North Main Street.
Second.
May we please call the roll 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.
women business owner. Okay now on to item number five which is Commission
considerations. Any Commission considerations? Nope. Commission member in
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. At 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 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
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 wanna 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.
Yes.
That would mean a lot.
Yes, 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.
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. You know 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 going to 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 you know 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 mic 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. I know you're emotional.
Anyone else? I have an update for the sign 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 or 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.
Sure that it'll come back to us and city council
for 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 clock
for all that time over the last two years
help out with that. Anybody else? Perfect. Seven o'clock adjourned. Thank you.