It'd be nice if my microphone was on.

So good evening.

Welcome to the June.

It's hot.

It's the June 11th Planning Commission hearing.

Oh, 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 Quok.

Here.

And Vice Chair Klopp 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.

Um, 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 Count?

Yes.

Commissioner Strongman.

Abstain.

Commissioner Quok?

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And the first item is A, but it has been withdrawn.

Do I need to talk anymore about that?

Nope.

Okay.

So now we have item B, which is Spark Athletics C UP, application Y2659 located 1920 Mount Diablo.

Do staff have a 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'll be located in the vacant tenant space at 1920, Mount Diablo Boulevard.

And tonight we have the applicant representing the project, Erin Chris.

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, all of two of which are occupied by existing commercial and retail businesses.

Permitted on 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.

And now moving into the business operating plan.

This is an instructional tumbling chairleading studio that will have supervised classes.

As you can see, if on the floor plan, if you go into the main entrance, there's a lobby with a seating area as well as the 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 oper um 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 an 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 will 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 at concurrently.

And the class sessions will range from 45 to 60 minute sessions with eight to ten 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.

So Spark Athletics will activate an existing vacant tenant space with a neighborhood serving use, and it will generate 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.

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 this project is exempt from CEQA under class one 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 and photos are great.

I think does anybody have any questions or staff?

Oh, yes.

The uh it mentions here that the music associated with instruction would be a typical indoor conversational levels.

I'm not sure what that is.

It may depend on the age of the conversants, but um uh I'm I'm just curious.

Does the city have a general commercial space uh noise limitation that would apply to this and any other such buildings?

Because it's indoor and this they're not gonna have a sound system.

I believe it's just um 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 um acceptable limits as well as conditionally permitted limits, but it's well below that.

So thank you.

Thank you, Commissioner Anderson.

Anyone else?

How long has this space been vacant for?

Good question.

I know it's been uh at least I've been seeing it for over a year.

Yeah, that 18 months.

Okay.

Um thank you so much.

And then um is the applicant here and would like oh, so but um let me open up the public hearing first.

Um sorry, and hi, you're the applicant.

Um, 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 Creasey.

Uh, 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 Merinda 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 I do have uh one quick question.

Um, this is perfect for children.

My the age of my children, sorry.

Um it would be I'm gl I'm glad that that put that vacant space is being filled, and also it'd be interesting to partner with the city of Walnut Creek where the art and rec, yes, yes, which is how my kids are going.

Yes, they take classes through the art and rec but.

So I currently offer programs at Arinda Perks and Rec, and we started out at Lafayette Perks 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 yeah, happy to do it.

Any more questions or comments?

No, yes.

I'll just say you answered my question, which was yeah, where where else have you been with your programs?

So that's exciting to hear.

We also serve the after school enrichment programs of Arinda Union School District.

So we have classes at several elementary schools as part of their after school programs, and then we rent facilities throughout the area from small businesses or from you know um the school gyms or parks and rec departments uh 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 school, some of it in partnership with Wall um with Parks and Rec, and then some of it we rent um you know, as as is available.

So this will be your first actual space.

That is correct.

Yes, this will be my first brick and mortar space.

Um we're very thrilled.

But I, you know, as a uh coach, I have worked in many gyms across the country and um just excited to start my own.

So yeah, nice.

Lots to learn, I'm sure, but it'll be fun.

Thank you.

Yeah.

Um I think I see you didn't even need 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.

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.

Uh Commissioner Anderson?

Yes.

Commissioner Moran?

Yes.

Commissioner Cowan?

Yes.

Commissioner Strongman?

Yes.

Commissioner Quok?

Yes.

And Chair Needing.

Yes.

Perfect.

Moving right along.

Now we're an item, excuse me, number C, which is the UCSF Benny Off Children's Hospital, temporary uh pediatric trailer.

SUP application Y2555 at 2401 Shade Lynns Drive.

And it looks like we have a presentation from staff.

Yes.

Good evening, planning commissioners.

My name is Gerardo Victorio, Associate Planner Community Development.

The project before you today is the UCSF Mobile Pediatric Trailer located at 2401 Shaylands Drive.

Application number Y25055.

So just some site context.

The project is located at 2401 Shaylands Drive, located here off of Ignatia Valley Road in North Wiggett Lane.

The zoning designation is Plan Development 1960.

So historically, the city has issued special use permits to allow temporary usage 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 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 trailers, 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.

Uh the picture is the actual trailer, it's just not in that location.

Uh it will be surrounded by barrier cones.

It does occupy one space, but there is a uh vehicle free zone uh located right there for the other two spaces.

Oops, the uh 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 Shea Lins Drive.

Uh staff is available for questions.

The applicant, uh 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 sometime ago.

Correct.

In April of 2025, uh 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?

Uh maybe I missed this, but is there anything happening that's specific in the trailer that's not happening in the building itself?

Remember, I would let the applicant answer that for that probably fair.

Yes, come on.

Um, let's just open up the public comment.

Again, via 15 minutes.

Hi, my name is Joyce Lyngarrett.

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 in the parking lot in our mobile care.

Thank you.

And is it is it designed for people who otherwise can't get to the Oakland site for just transportation reasons or yes, we're a federally qualified health center, and so we primarily serve those who are underinsured, who have socioeconomic um debilitating things, so we were trying to bring care to the communities where it's needed most.

Cause otherwise they'd have to figure out a way to get to the the Oakland site which deals with primary care.

Yes.

Correct.

Got it.

Thank you.

Commissioner Anderson.

Um the uh facilities that the uh healthcare providers come with the mobile unit.

Correct.

Okay, and then it just doesn't roam in the building too.

Or the facilities of the building either to yes, they're using the facilities in the building for all specialty care.

Okay.

Um other question.

Oh, yeah.

So this is just gonna be there, I guess one or two days a month.

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.

Um the idea is to go into the communities where we know access is needed.

So we're trying to partner with various types of um community based organizations to identify areas where children there especially need access to care they can't otherwise get get to the brick and mortars.

Okay.

Uh you go first.

All right.

Um, 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.

I think you can 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, um, 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 for well child checks and things like that.

Sorry, thank you.

Commissioner Strongman.

Uh uh Clarification.

It sounds like that the trailer will only be at the site a couple days a month, correct?

And it'll be other days, it'll be somewhere else.

Correct.

Okay, thank you.

Okay, yes.

Um, so my question was just uh this would be for the course of two years, and so I wasn't sure if there's a plan for after that.

Um any sort of yeah, we'd like to continue services as long as we can.

Um 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.

Okay, thank you.

And then um 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.

There was so do you remember that?

So much discussion.

Out of curiosity, it's interesting because this time there was a whole parking study, which obviously there's 473 parking spots, right?

It was like less than one percent is being affected.

Did everything work out well with regards to mobilization and access egress access with the vehicles with the other trailer?

Yeah, as far as I know, that isn't really my site or my my um area, but yeah, that you would have heard of.

Yeah, there everything seems to be working out well there.

That's wonderful.

Okay, thank you so much.

Thank you.

Okay, um, 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 um okay, so with that, I'd like to close the public hearing and then bring it back to the commission for discussions, a motion.

Or discussion.

I think this is an exciting.

I'm happy to see the measure of the services at the um at the um UCF NES Hospital, and I think it's great that we're providing medical 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.

Um the resolution for the Walnut Creek Pediatric Outpatient Center of ECSF Penny Alpha Children's Hospital Temporary Mobile Care Trailer Special Use Permit Application Number Y 25-055 at 2401 Shade Lens.

I'll second that.

Yes.

Uh Commissioner Anderson?

Yes.

Commissioner Moran?

Yes.

Commissioner Cound?

Yes.

Commissioner Strongman?

Yes.

Commissioner Quok?

Yes.

And Chair Needing.

Yes.

Perfect.

Um now moving on to item number D, the spring dental CUP application Y26, 015 located 2985 North Main Street.

And do we have a presentation by staff?

Yes, we do.

Just give us one moment.

I thought it only blocked on the S where he was.

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.

So 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.

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 a.m.

to 5 p.m.

It'll have eight treatment rooms total, four between each of the 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.

You have the four treatment rooms located there, and then the proposed expansion is to this uh adjacent space, which is the vacant former tattoo shop that uh you enter here and it's gonna have a retail sales area also like the uh other uh 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, um, 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 den the appeal was denied by council in that same month of 2008.

The project was revised to include um 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 gonna 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.

Uh 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 uh results in limited visibility from surrounding streets and drive aisles, and the recessed tenant spaces typically have been found unsuitable for retail uses.

I would like to point out that this uh the strip mall does not have an existing retail use for this reason.

Uh so commission action move to adopt a secret determination and approve the conditional use permit based on the findings outlined in the draft resolution to allow an expansion for spring dental at 2985 North Main Street.

Um staff is available for questions, and the applicant Dr.

Teirani 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.

I can get behind that.

But then I also read uh in the 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 too, 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 I don't know what a retail like a convenience store or something like that?

Um 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 um 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 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 a hundred 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 for retail.

And if I may add um another exactly what Gerardo said, and another way you can look at it is it's not retail as a primary use.

Um, 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.

Um, but uh, but yeah, they've definitely seen many businesses come and go from what is now that vacant spot again.

Um the intent of the community commercial zone is provide is to provide retail uses in close proximity to residential areas.

That was the intent.

Um back in 2008, the planning manager um 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.

Okay.

All right.

Uh thank you for the presentation, Gerardo.

I did want to um get some clarification on the history of the resolution, the one that is resolution number thirty four seventy-three.

And so uh reading through the background of that resolution, um 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 um that the proposed tenant space was not suitable for retail use, which is the same finding we're being asked to consider today.

Um, and so for the conditions of approval for that um resolution is does that explain why the retail use is there in that space today?

No, so my understanding looking through the um 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 uh new conditions of approval.

That answer your question.

Yeah.

Okay.

Commissioner, oh sorry.

Commissioner Qualk, keep going.

Uh I'm not sure if you could answer this, but would it be possible?

Because 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 add to the existing retail, so uh 200 square feet of retail space, 100 square feet in each space to keep that condition.

Okay, all right, thank you.

Can I share a strong way?

I have in my years of going to the dentist never encountered a dentist that had retail as a component.

Um, I'd be curious to know what do we really need to require them to maintain retail?

Uh 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 hundred square feet, but she's willing to to say, look, I'm still conforming to the original special use permit with my uh with my expansion that if approved the C UP will supersede the previous SUP.

Okay.

I guess my next question will be to the uh applicant.

Just a f so just a follow-up, just so we're all understanding what's happening here.

Um, 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 uh 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.

Um but in the immediate, you know, within a month, six months, no, but through the general plan update process, yes.

Commissioner Anderson.

Yeah, um would I be correct in assuming that the um uh 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 the like their existing space um and I wanted to just clarify how this would work for a uh so say a client is coming in um and they're gonna be treated in one of these rooms in the new section um they would actually come in I think through the entry in the other section maybe they've got two separate entries correct section they come in through that section which has the reception and uh staffing and and waiting room there and some retail correct um but then if they you know 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 s small passageway.

Um I will let the applicant answer that operational uh 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 uh she will be filing for building permits to open up this interior uh space that's on this side somewhere so that applicants don't have to walk outside to get to the other space doctor Tara um before we open up sure 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 the surface dentistry I was just reading you know the general plan specific and zoning ordinance in addition to the standard C UP findings so you have to that's the intent in addition to the CUP findings which is obviously the location is not suitable by virtue of its location configuration related 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.

It's the community commercial zone is it needs improvement yes.

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 if um if you would please state your name and then there's the 15 minutes.

Uh my name is Bahar Tehrani I'm the owner um dentist at Spring Dental um as um Mr Victorio stated I started um the project in 2008 and um I was able to obtain the permit um 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 um to comply with the city on my conditional use permit that I obtained in 2008 I'm adding the retail to that um 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 um they might not be displayed but there are plenty of things that we could sell as dentists especially toothpaste toothbrushes um different type of flaws.

I mean bleaching products, a lot of things could be uh retail in dentistry.

It's just what we choose to sell or not, but there are plenty of them out there.

Perfect.

Any questions for the applicant?

Commissioner Moran.

Thank you um you're you're currently selling there's a retail space now, right?

Yes, we have products, yes.

In the front, yeah.

And and this just I would just love your honest opinion.

Do you need twice the amount of space for to sell or you know not necessarily?

Um 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 extra I have extra hundred um 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 it, dental practice in general as a family practice.

And next question.

If you were 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 person, 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.

Commissioner, Anderson.

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 um how long has the um you've been um you've been in business since 2008?

2008 is when I got the permit.

2009 is when I actually started.

Okay.

And then you noticed the tattoo parlor, it was vacant, and that's when you figured there was an opportunity.

Um 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 uh being here to answer our questions.

I maybe I can if 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?

Like, do you understand it's near the highway exit?

It's actually very accessible to patients.

They 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 Post Suprema, but as you mentioned, and as soon as I say post-premover, 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.

Any more questions for the applicant?

No, okay.

Thank you so much.

Thank you for having me.

I don't see any um other folks that 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 C UP, S UP.

I just want to clarification from some of the previous questions, which is what's the minimum that we need to require currently.

Um are we required if we approve this to require an additional 100 feet of retail?

No, you do not uh retail sales are permitted use.

I and to add on that, I just do want to clarify.

Um, I think as Commissioner Quok noted, this resolution doesn't have uh 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 require um retail with this resolution.

But there are conditions per the previous SUB that 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 um people walking by the storefronts buying food or whatever products they have similar to the 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 um people that are shopping on their way homes are getting off on street, and they're like, Oh, let me stop by La From Avere and then go walk right down to the next door over, um, and then go on my way home.

But um, and so that's what made me hesitate with the with the um 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 Betmo across the street and the Walgreens across the street and the other shops there demonstrate the potential of the retail use.

Um 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 uh for this for spring dental as it is.

So I'm a little bit conflicted.

I if this find 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 um this location is not suitable for retail, I I'm trying to reconcile that with the fact that there are retail uses in the neighborhood.

I will respectfully disagree with my uh colleague and that it is not suitable for retail.

It's is my 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.

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 uh I do support the project.

Um I don't understand why they have to have retail.

Um, if they choose, it's fine.

Um, but otherwise I just support the project.

Um, 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.

But 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 uh I actually think that maybe the 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 um spring dental has been successful to your point.

Um I'm excited about the possibility of the of this end of the building being filled with something that will stay and maintain and and be uh a positive thing in the community because when it's been vacant, that's been a bit of a bit of a challenging place at times.

Um yeah, thank you.

So I am supportive of the resolution as it stands.

Any other I I agree with you that in this sense of when I think about the intent about what retail wants to do with pedestrian uses is activation, and um that and you always associate retail by activating people or but it's it's a buzz.

People going in and out looking through the windows, and so and looking at um it's a big glass facade, and if you see those patients going in and out, you're gonna have that natural activation.

Um, and that's why I asked about how long you've been here because that's nice to have a local person.

Um the one thing I wanted to ask was I s 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's just to it was just to merely emulate the previous okay.

Sorry, I just threw something out there.

Commissioner Strongman.

So, for my clarification, if we approve this, does that supplant or replace the SUP?

The 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 done toothpaste or whatever.

Floss.

Kids' toothpicks.

My kid gets a special toothpicks.

Okay, any more.

Um, this is very good discussion.

Um, any more discussion from the commission?

Commissioner Anderson.

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.

There we go.

Uh 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 2985 North Main Street.

Second.

May we please call the roll, please?

Yes.

Commissioner Anderson?

Yes.

Commissioner Moran?

Yes.

Commissioner Cow?

Yes.

Commissioner Strongman?

Yes.

Commissioner Quok?

Yes.

And Chair Needing.

Yes.

Congratulations.

And thank you for being in Walnut Creek for so long.

A women business owner.

Um, 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.

Do tell trying to keep the meeting quick.

Um, you guys did such a great job blowing through those items.

Um, but I do have uh one fairly large project update.

Um this is regarding a Taiwanese cultural center project that was approved at 1755 Sunnyvale Avenue um last September.

Um at September 11th of last year, the commissioner approved a use permit and design review for the new cultural project.

Um 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.

Um 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.

Um, for example, I've been informed that there was a large kind of expansive blank wall on that project, and there were conditions um to break that up, add some material, add some interest.

This new architect has incorporated those conditions into their design.

Um, 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 um, you know, however many months down the line you don't see this uh project and you're like that's not quite what we approved.

Um so I did just want to highlight that and then of course answer any questions that you may have.

Um, I know we have so many aspiring architects on the um I know the design art um review folks.

Do you will there be a memo?

Is this going to them at all?

Yes, we can include them as well.

Yes.

Um, that would mean a lot.

Yeah, I am addressing it to you because ultimately this is the body that makes the final um action.

But of course, yes, we will make sure that we inform everybody.

And also um a courtesy notice would go out um 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.

Okay.

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 um 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 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.

Um, 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.

Um next week will be Chip Griffin's last week.

He is retiring after many dedicated years to public service, uh, 15 years of which he served with the city of Walnut Creek.

And so he couldn't be with us tonight, but I I still wanted to put into the formal record that we are recognizing Chip.

Um he's worked closely with many of you over the years, providing pref professionalism, institutional knowledge and commitment to this community and board.

Um, you know, behind every successful commission, there's so much work that happens, and Chip was such a big component to that.

Um 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 uh 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 I it's gonna be hard to replace you, Chip.

So thank you so much.

Anyone?

I know you're emotional.

Anyone else?

No, okay.

I have an update for the sign ordinance project.

So we had our second working group meeting last month where we covered um 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.

Um at this point, the draft ordinance is about 90% done.

Um, they covered any outstanding questions that were remaining, um, 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 you know what does it mean when signs have to be 24 feet above um some reference point like the doors or the walls?

So we covered that, um, gave our feedback and the next steps are for um additional refinements on the draft, and then it will it should go to the design review committee for their review and feedback.

Um 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.

It's 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 to help out with that.

Anybody else?

Perfect, seven o'clock adjourned.

Thank you.

We okay?

I know.