HomeMy WebLinkAboutAtthmt 2 Reso Appv CUP for Low Price auto Glass
RESOLUTION NO. 06-
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A CONDITIONAL USE PERMIT TO LEGALIZE LOW PRICE AUTO GLASS IN
THE M-l (LIGHT INDUSTRIAL) ZONING DISTRICT LOCATED AT 6355 SCARLETT
COURT # 8 (APN 941-0550-015-08)
PA 06-017
WHEREAS, the Applicant, Shant Hogopian, owns Low Price Auto Glass, which has operated at
its current location of6355 Scarlett Court #8 since 1999; and
WHEREAS, the Applicant has requested a Conditional Use Permit to legalize Low Price Auto
Glass at 6355 Scarlett Court #8, APN 941-0550-015-08, in the M-l (Light Industrial) Zoning District; and
WHEREAS, the proposal includes an approximately 3,000 square foot AutomobilelVehicle
Repairs and Service in an existing building (Buisick Gearing Property), which is currently occupied by
various industrial and automobile repair services; and
WHEREAS, an AutomobileNehic1e Repairs and Service facility is permitted in the M-I (Light
Industrial) Zoning District with approval of a Conditional Use Permit by the Planning Commission; and
WHEREAS, the Community Development Director has determined that the automobile glass
repairs and installation services provided by Low Price Auto Glass are substantially similar to the repairs
and services provided by an AutomobilelVehicle Repairs and Service facility, as set forth in the Dublin
Zoning Ordinance Section 8.08.020; and
WHEREAS, the Applicant submitted project plans and a written description for the requested
entitlement received by the Planning Division, which are on file in the Community Development
Department; and
WHEREAS, the application has been reviewed in accordance with the provIsIOns of the
California Environmental Quality Act (CEQA) and this project was found to be categorically exempt
under the CEQA Guidelines Section 15301 as it is a comparable use in an existing building with minor
alteration; and
WHEREAS, the City of Dublin Planning Commission ("Planning Commission") held a public
hearing on said application on August 22, 2006; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law; and
WHEREAS, the Staff Report was submitted recommending that the application be conditionally
approved; and
WHEREAS, the Planning Commission did hear and consider all said reports, recommendations
and testimony herein above set forth and used its independent judgment to make a decision; and
A TT ACHMENT 2
WHEREAS, the Planning Commission has found that the proposed project is appropriate for the
subject site.
NOW, THEREFORE, BE IT RESOLVED that the Dublin Planning Commission does hereby
find that:
A. The proposed use, as conditioned, is compatible with other land uses, transportation and
service facilities in the vicinity because: 1) the property is zoned M-l (Light Industrial); 2)
Dublin Zoning Ordinance Section 8.12.050 states that an AutomobileN ehicle Repairs and
Service use is permitted in the M-I (Light Industrial) Zoning District with a Conditional
Use Permit; 3) Dublin Zoning Ordinance Section 8.08.020 defines "AutomobilelVehicle
Repairs and Service" as a facility that may provide various repairs and services for
automobiles, trucks, boats and recreational vehicles; 4) the proposed use is compatible with
uses in the vicinity, which include a variety of automobile repairs, sales and services; and
5) the proposed location of the facility is in a 3,000 square foot tenant space located in an
existing building.
B. The proposed use, as conditioned, will not adversely affect the health or safety of persons
residing or working in the vicinity or be detrimental to the public health safety and welfare
because: 1) the proposed facility will comply with all City of Dublin and State regulations;
2) the proposed facility will be located in an existing building and is compatible with the
existing uses within the building and uses currently under review by the City in the
building and within the vicinity of the building; 3) the use will be conducted within the
building; and 4) as conditioned, improvements will be required to be made to the property
in order to minimize impacts this use may have on existing uses and to bring the property
into compliance with current State, Regional and Local regulations including modifications
to the site to comply with NPDES requirements and restriping and patching/repair of the
parking lot surface to promote safety and property maintenance on the site.
C. The proposed use, as conditioned, will not be injurious to property or improvements in the
neighborhood because: 1) as conditioned, the proposed use will comply with all City of
Dublin and State regulations; 2) the proposed use will be located in an existing building
and no exterior modifications to the building are proposed; 3) the proposed use is
appropriate in the Light Industrial Zoning District; 4) the proposed use will be compatible
with the surrounding uses; and 5) as conditioned, improvements will be required to be
made to the property, including repairs in order to bring the property into compliance with
current Local and State regulations.
D. There are adequate provisions for public access, water, sanitation, and public utilities and
services to ensure that the proposed use and related structures would not be detrimental to
the public health, safety and welfare because: 1) the proposed use will be located in an
existing building and will not require additional public services; and 2) the building and
property were designed to accommodate a variety of uses, with which the proposed use is
compatible.
E. The subject site is physically suitable for the type, density and intensity of the use and
related structures being proposed because: 1) the proposed use will be located in an
existing building which was designed to support a variety of automobile repairs and
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services and industrial uses; 2) the proposed use is small, 3,000 square feet in size, and is
located in a portion of an existing building and therefore will not dominate the available
square footage ofthe building or the property and will not change the overall density of the
site; 3) as conditioned, the Applicant will be required to exercise adequate property
maintenance; 4) as conditioned, the proposed use is prohibited from storing vehicles
outside or parking vehicles in non-designated parking stalls in order to reduce impacts on
the site; and 5) as conditioned, improvements will be required to be made to the property
which will reduce impacts on adjacent uses and aid in the operation of the proposed use
including the requirement to restripe the existing parking lot because the existing striping is
faded and is difficult to see in order to provide adequate parking for the facility and for the
safety of customers for Low Price Auto Glass.
F. The proposed use will not be contrary to the specific intent clauses, development
regulations or performance standards established for the zoning district in which it is
located because: 1) the proposed use is a Conditional Use in the M-l (Light Industrial)
Zoning District and is a permitted use when the required findings as stated in Section
8.100.060 of the Dublin Zoning Ordinance can be made; 2) the proposed use meets its
parking obligations as set forth in Dublin Zoning Ordinance Section 8.76.080.D, as the
proposed use is required to provide 10.5 parking stalls, and a total of 51 (50.8) parking
stalls are required to support the existing and proposed tenants of the building and there are
a total of 65 parking stalls on-site; 3) the proposed use is compatible with the existing uses
found in the building and therefore meets the requirements of the Dublin Zoning
Ordinance; and 4) the proposed use is consistent with the intent of the M-l (Light
Industrial) District as defined by Section 8.28.020.B of the Dublin Zoning Ordinance
because the proposed use meets the needs of residents in the City, is compatible with the
surrounding land uses and will be conducted entirely within the existing building.
G. The proposed use, as conditioned, is consistent with the Dublin General Plan because: 1)
the General Plan Land Use designation for the parcel is Business Park/Industrial and
. Outdoor Storage, which permits research, manufacturing, storage, and other light industrial
uses; 2) the proposed use is permitted with a Conditional Use Permit and is compatible
with the zoning district in which it is located; and 3) as conditioned, the proposed use will
operate in such a manner as to limit impacts on the surrounding businesses.
BE IT FURTHER RESOLVED that the Dublin Planning Commission does hereby approve P A 06-017,
Conditional Use Permit, to allow an AutomobileNehic1e Repairs and Service use in the M-l (Light
Industrial) Zoning District subject to the following Conditions of Approval:
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CONDITIONS OF APPROVAL:
Unless stated otherwise, all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use, and shall be subject to review and approval by the City of
Dublin. The following codes represent those departments/agencies responsible for monitoring compliance
of the conditions of approval: [PL.] Planning, [B] Building, [PO] Police, [DSR] Dublin San Ramon
Services District and [F] Alameda County Fire Department.
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
GENERAL - CONDITIONAL USE PERMIT
1. Approval. This Conditional Use Permit PL On-going Planning
approval for P A 06-017 allows a Low Price
Auto Glass at 6355 Scarlett Court #8. The
project shall generally conform with the
project plans received by the Planning
Division on July 12, 2006, on file in the
Community Development Department, and
other plans, text, and diagrams relating to
this Conditional Use Permit, unless
modified by the Conditions of Approval
contained herein.
2. Permit Expiration. Approved use shall PL On-going DMC
commence within one (I) year of CUP 8.96.020.D
approval, or the CUP shall lapse and
become null and void. Commencement of
use means the actual use pursuant to the
permit approval, or, demonstrat!ng
substantial progress toward commencmg
such use. If there is a dispute as to whether
the Permit has expired, the City may hold a
noticed public hearing to determine the
matter. Such a determination may be
processed concurrently with revocation
proceedings in appropriate circumstances.
If a CUP expires, a new application must be
made and processed according to the
requirements of the Dublin Zoning
Ordinance.
3. Continued Use. This Conditional Use PL On-going Planning
Permit approval shall become null and void
in the event the approved uses cease to
operate for a one-year period.
4. Annual Review. On an annual basis, this PL,PO On-going Planning
Conditional Use Permit approval may be
subject to a review by the Planning Manager
to determine compliance with the
Conditions of Approval.
5. Revocation. This permit shall be revocable PL On-going DMC
for cause in accordance with Dublin Zoning 8.96.020.1
Ordinance Section 8.96.020.1, Revocation.
Any violation of the terms of the terms and
conditions of this permit may be subiect to
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CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
the issuance of a citation.
6. Modifications. Modifications or changes to PL On-going DMC
this Conditional Use Permit approval may 8.104.100
be considered by the Community
Development Director if the modifications
or changes proposed comply with Section
8.1 04.1 00 of the Zoning Ordinance.
PROJECT SPECIFIC
7. Service. No service work or repairs shall be PL On-going Planning
conducted outdoors.
8. Vehicle Storage. No vehicles shall be PL On-going Planning
stored on the premises. Campers, trucks or
recreational vehicles may not be stored
outside. No vehicle shall be parked in any
fire lanes or shall be parked III non
designated parkin\! stalls.
9. Property Maintenance. The Applicant and PL On-going Planning
Property Owner shall maintain the building,
site and all building materials, in good
condition and shall keep the site clear of
trash, debris and graffiti vandalism on a
re\!ular and continuous basis.
10. Temporary Promotional Signage. Pri?r to PL Display DMC
the display of any temporary sIgns, 8.84.050.T
including banners, a Temporary
Promotional Sign Permit must be applied
for and anoroved.
BUILDING DIVISION
11. Building Codes and Ordinances. All B Through Completion Building
project construction shall conform to all
building codes and ordinances in effect at
the time of building permit.
12. Construction Drawings. Construction B Issuance of Building Building
plans shall be fully dimensioned (including Permits
building elevations) accurately drawn
(depicting all existing and proposed
conditions on site), and prepared and signed
by a California licensed Architect or
Engineer. .
13. Addressing. Address will be required on B Occupancy Building
all doors leading to the exterior of the
buildin\!.
PUBLIC WORKS
14. Cbirifications and Changes to the PW Prior to Approval of Public Works
Conditions. In the event that there needs Improvement Plans
to be clarification to these Conditions of
Approval, the Directors of Community
Development and Public Works have the
authority to clarify the intent of these
Conditions of Approval to the
ApplicantlDeveloper by a written document
signed by the Directors of Community
Development and Public Works and placed
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CONDITION TEXT
15.
in the project file. The Directors also have
the authority to make minor modifications
to these conditions without going to a
public hearing in order for the Developer to
fulfill needed improvements or mitigations
resulting from imoacts of this proiect.
Standard Public Works Conditions of
Approval. ApplicantlDeveloper shall
comply with all applicable City of Dublin
Public Works Standard Conditions of
Approval. In the event of a conflict
between the Public Works Standard
Conditions of Approval and these
Conditions these Conditions shall orevail.
Hold Harmless/Indemnification. The
Developer shall defend, indemnify, and
hold harmless the City of Dublin and its
agents, officers, and employees from any
claim, action, or proceeding against the
City of Dublin or its advisory agency,
appeal board, Planning Commission, City
Council, Community Development
Director, Zoning Administrator, or any
other department, committee, or agency of
the City to the extend such actions are
brought within the time period required by
Government Code Section 66499.37 or
other applicable law: provided, however,
that the Developer's duty to so defend,
indemnify, and hold harmless shall be
subject to the City's promptly notifying the
Developer of any said claim, action, or
proceeding and the City's full cooperation
III the defense of such actions or
proceedings.
Conditions of Approval. A copy of the
Conditions of Approval which has been
annotated how each condition is satisfied
shall be included with the submittals to the
Public Works Department for the review
of improvement plans. The notations shall
clearly indicate how all Conditions of
Approval will be complied with, and
where they are located on the plans.
Submittals will not be accepted without the
annotated conditions.
Improvement Agreement and Security.
Pursuant to ~7.16.620 of the Municipal
Code, the Applicant shall obtain a Sitework
Permit from the Public Works Department
for the installation of required site
improvements. As a condition of issuance
of said permit, Improvement Security shall
be posted in the form of cash, a certified or
cashiers check, a letter of credit, or a permit
16.
17.
18.
RESPON.
AGENCY
PW
PW
PW
PL, PO, F,
PW, DSRSD
6
WHEN REQ'D
Prior to:
Prior to Approval of
Improvement Plans
Through completion
of Improvements and
occupancy ofthe
Buildings
With each submittal
of Improvement
Plans
Prior to Issuance of
Grading/Sitework
Permit
SOURCE
Public Works
Public Works
Public Works
Public Works
CONDITION TEXT
bond executed by the applicant and a
corporate surety authorized to do business
in California. The amount of the security
will be based on the estimated cost of the
site work (excluding the building). The
applicant shall provide an estimate of these
costs for City review with the first plan
submittal.
19. Improvement Plans. All improvement,
plans submitted to the Public Works
Department for review/approval shall be
prepared in accordance with the approved
CUP, these Conditions of Approval, and
the City of Dublin Municipal Code. When
submitting plans for review/approval, the
ApplicantlDeveloper shall also fill-out and
submit a City of Dublin Improvement Plan
Review Checklist (811," x 11" pages). All
of these reference documents are available
from the Public Works Department (call
telephone 925-833-6630 for more
information).
20. Sitework Permit. All improvement work
must be performed per a Sitework Permit
issued by the Public Works Department.
Said permit will be based on the final set
of civil plans to be approved once all of the
plan check comments have been resolved.
Please refer to the handout titled Site
Improvement Permit Application
Instructions and attached application (three
811," x 11" pages) for more information.
The ApplicantlDeveloper must fill in and
return the applicant information contained
on pages 2 and 3. The current cost of the
permit is $10.00 at the time of permit
issuance, although the
ApplicantlDeveloper will be responsible
for any adopted increases to the fee
amount.
21. Water Quality/Best Management
Practices. Pursuant to the Alameda
Countywide National Pollution Discharges
Elimination Permit (NPDES) No.
CAS0029831 with the California Regional
Water Quality Control Board (RWQCB),
the applicant shall design and operate the
site in a manner consistent with the Start at
the Source publication, and according to
Best Management Practices to minimize
storm water pollution. All trash dumpsters
and compactors which are not sealed shall
have roofs to prevent contaminants from
washing into the storm drain system. All
storm drain inlets shall be stenciled "No
RESPON.
AGENCY
PW
PW
PW
7
WHEN REQ'D
Prior to:
SOURCE
Prior to issuance of Public Works
Grading/Sitework
Permit
Prior to issuance of Public Works
Grading/Sitework
Permit
Prior to issuance of Public Works
Grading/Sitework
Permit
CONDITION TEXT
Dumping - Drains to Bay" usmg an
approved marker available from the
Alameda Countywide Clean Water
ProlITam.
22. Disabled Parking. All disabled parking
stalls shall meet State Title 24
requirements, including providing curb
ramps at each loading zone. Curb ramps
cannot encroach within the
loading/unloading areas. Disabled stalls
shall be conveniently located and grouped
near the primary entrances to each building.
Van accessible stalls shall also be provided
and shall meet State Title 24 requirements.
23. Vehicle Parking. Applicant shall repair
any distressed areas of pavement within the
existing parking field, then seal and re-
stripe the entire parking field. All parking
spaces shall be double striped using 4"
white lines set approximately 2 feet apart
according to Figure 76-3 and S8.76.070 (A)
17 of the Dublin Municipal Code. All
compact-sized spaces shall have the word
"COMPACT" stenciled on the pavements
within each space. 12"-wide concrete step-
out curbs shall be constructed at each
parking space where one or both sides abut
a landscaped area or planter. Wheel stops
as necessary shall be provided at the
parking stalls.
24. DamagelRepairs. The Applicant/Developer
shall be responsible for the repair of any
damaged pavement, curb and gutter,
sidewalk, or other public street facility
resulting from construction activities
associated with the development of the
Droi ect.
25. Trash Bins. All trash dumpsters, boxes and
bins shall be located in an approved trash
enclosure or shall be located inside the
tenant spaces. Trash dumpsters or bins may
only be temporarily located outside of the
building for trash pickup. At no time shall
the dumpsters or bins or any similar item be
located in a parkin!!: soace or in a fire lane.
26. Trash Enclosure/Garbage Area. The
proposed trash enclosure shall be
architecturally designed to be compatible
with the building. The enclosure shall have
a roof constructed of materials that area
architecturally compatible with the
building. The doors must be designed with
self-closing gates that can be locked closed
and can also be held open with pin locks
during loading. All trash bins used for this
RESPON.
AGENCY
PW
PW
PW
PL,PW
PW
8
WHEN REQ'D
Prior to:
SOURCE
Within 90 days of Public Works
Planning Commission
Approval
Within 90 days of Public Works
Planning Commission
Approval
Within 90 days of Public Works
Planning Commission
Approval
Following Planning Public Works
Commission
Approval
Within 90 days of Public Works
Planning Commission
Approval
CONDITION TEXT
site shall be maintained within the trash bin
enclosure(s) at all times. An area drain
shall be installed within the trash enclosure
with a connection to the sanitary sewer
system. In addition, a hose bib shall be
provided for convenient wash-down of the
trash enclosure. Prior to installation of a
trash enclosure, the Applicant or Property
Owner shall apply for and receive approval
of a Site Development Review Waiver and
a Building permit.
27. Refuse Collection. The
ApplicantlDeveloper shall provide
designated refuse collection areas for the
project, subject to approval by the
appropriate solid waste collection company
prior to approval of improvement plans.
All refuse collection areas shall be screened
from public view and shall have roofs to
protect against rainwater intrusion and
floor drains connected to the sanitary sewer
system to collect runoff from periodic
washdown.
The refuse collection service provider shall
be consulted to ensure that adequate space
is provided to accommodate collection and
sorting of putrescible solid waste as well as
source-separated recyclable materials
generated bv this proiect.
28. Required Permits. An encroachment
permit from the Public Works Department
may be required for any work done within
the public right-of-way. Developer shall
obtain all permits required by other
agenCIes, including, but not limited to
Alameda County Flood Control and Water
Conservation District Zone 7, California
Department ofFish and Game, Army Corps
of Engineers, Regional Water Quality
Control Board, Caltrans and provide copies
of the permits to the Public Works
Denartment.
29. Fees. The Developer shall pay all
applicable fees in effect at the time of
building permit issuance, including, but not
limited to: Planning fees; Building fees;
Dublin San Ramon Services District fees;
Public Facilities fees; City of Dublin Fire
fees; Noise Mitigation fees; Inclusionary
Housing In-Lieu fees; Alameda County
Flood and Water Conservation District
(Zone 7) Drainage and Water Connection
fees; and any other fees as noted in the
Development Agreement.
RESPON.
AGENCY
PW
PW
PW
9
WHEN REQ'D
Prior to:
SOURCE
Prior to issuance of Public Works
Building Permit
Various Times and Public Works
Prior to issuance of
Building Permit
Prior to Issuance of Public Works
Building Permit
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
FIRE PREVENTION DIVISION
30. No cutting, welding, open flame or draining F On-going CBC 311.1,
of fuel tanks will be done in the soace. CFC article 29
31. Occupancy Separations. Provide F Occupancy Fire
occupancy separations from the adjacent
spaces as required bv the CBC Chapter 3.
32. Hazardous Materials. The storage and use F On-going Fire
of hazardous materials shall comply with the
California Fire Code.
33. Knox Box. Provide a Knox Box or Knox F Occupancy Fire
Padlock at the entry to the tenant space.
34. Address Numbers. Approved address F Occupancy CFC 901.4.4
numbers shall be placed on the space in
such a position as to be plainly visible and
legible from the street or road fronting the
property. Said numbers shall be placed on a
contrastinl! backl!round.
35. Codes. The project shall comply with F On-going Fire
Uniform Building and Fire Codes as adopted
bv the City of Dublin.
POLICE DEPARTMENT
36. Security. The applicant shall comply with PO On-going Police
all applicable City of Dublin Non Residential
Securltv Ordinance requirements.
37. Address Numbers. Addressing and PO Occupancy Police
building numbers shall be visible from the
approaches to the building.
38. Lighting. Exterior lighting shall be PO Occupancy Police
installed over all doors. The applicant shall
submit a final lighting plan for approval by
the Dublin Police. A photo metric lighting
plan showing the foot candles provided by
the lighting fixtures will be part of this
lil!htinl! olan.
39. Parking Lot. Security lighting shall be PO On-going Police
provided in parking lot areas.
. 1.0 candle lights shall be installed at
ground level in parking lot areas
. lighting fixtures shall be of a vandal
resistant type.
40. Landscaping. Exterior landscaping shall be PO On-going Police
kept at a minimal height and fullness
reducing someone's ability to conceal
themselves.
41. Graffiti Abatement. The applicant shall PO On-going Police
keep the site clear of graffiti vandalism on a
regular and continuous basis at all times.
Graffiti resistant materials should be used.
42. Theft Prevention and Security. The PO On-going Police
applicant shall work with the Dublin Police
on an ongoing basis to establish an effective
theft orevention and securitv orol!:fam.
43. Business Site Emergency Response Card. PO On-going Police
The aoolicant will need to receIve and
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CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
complete a "Business Site Emergency
Response Card" from Police.
DUBLIN SAN RAMON SERVICES DISTRICT
44. Prior to the issuance of any building permit, DSRSD Issuance of Building DSRSD
complete improvement plans shall be Permit
submitted to DSRSD that conform to the
requirements of Dublin San Ramon Services
District Code, the DSRSD "Standard
Procedures, Specifications and Drawings for
Design and Installation of Water and
Wastewater Facilities", all applicable
DSRSD Master Plans and all DSRSD
policies.
45. Prior to issuance by the City of any Building DSRSD Issuance of Building DSRSD
Permit or Construction Permit by the Dublin Permit
San Ramon Services District, whichever
comes first, all utility connection fees
including DSRSD and Zone 7, plan checking
fees, inspection fees, connection fees, and
fees associated with a wastewater discharge
permit shall be paid to DSRSD in accordance
with the rates and schedules established in
the DSRSD Code.
46. Prior to issuance by the City of any Building DSRSD Issuance of Building DSR
Permit or Construction Permit by the Dublin Permit
San Ramon Services District, whichever
comes first, all improvement plans for
DSRSD facilities shall be signed by the
District Engineer. Each drawing of
improvement plans shall contain a signature
block for the District Engineer indicating
approval of the sanitary sewer or water
facilities shown. Prior to approval by the
District Engineer, the applicant shall pay all
required DSRSD fees, and provide an
engineer's estimate of construction costs for
the sewer and water systems, a performance
bond, a one-year maintenance bond, and a
comprehensive general liability insurance
policy in the amounts and forms that are
acceptable to DSRSD. The applicant shall
allow at least 15 working days for final
improvement drawing review by DSRSD
before signature by the District Engineer.
47. No sewer line or waterline construction shall DSRSD On-going DSRSD
be permitted unless the proper utility
construction permit has been issued by
DSRSD. A construction permit will only be
issued after all of the items in Condition No.
46 (above) have been satisfied.
II
CONDITION TEXT RESPON. WHEN REQ'D SOURCE
AGENCY Prior to:
48. The applicant shall hold DSRSD, its Board DSRSD Issuance of Building DSRSD
of Directors, commissions, employees, and Permit
agents of DSRSD harmless and indemnifY
and defend the same from any litigation,
claims, or fines resulting from the
construction and completion of the project
PASSED, APPROVED AND ADOPTED this nnd day of Augnst 2006 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Planning Manager
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