HomeMy WebLinkAbout6.1 Miss Dina's Day Care Appeal
CITY CLERK
File # Dmrn[Q]-~O
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: SEPTEMBER 5, 2006
SUBJECT:
ATTACHMENTS:
RECOMMENDATION:
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COPIES TO: Applicant
Property Owner
File
PUBLIC HEARING: Appeal of Planning Commission Denial of a
Conditional Use Permit to authorize a Large Family Day Care
Home for P A 06-029, Miss Dina's Day Care
Report prepared by Bryan A. Moore, Assistant Planner
1) Letter of Appeal to the City Council from Mayor Janet Lockhart
dated received August 15,2006.
2) Planning Commission Denial Resolution No. 06-026.
3) Planning Commission Staff Report dated August 8, 2006 (without
attachments).
4) Planning Commission Meeting Minutes for August 8, 2006.
5) Project Plans.
6) Site Pictures.
7) Correspondence received for Planning Commission hearing,
including map depicting the properties that submitted
correspondence.
8) Map depicting project site and 300-foot public noticing area.
1) Open the Public Hearing;
2) Receive Staff presentation;
3) Receive Public Testimony;
4) Close Public Hearing;
5) Deliberate; and
6) Direct Staff to Either:
a. Prepare a Resolution Granting the Appeal Thereby
Reversing the Planning Commission Denial of
Conditional Use Permit PA 06-029, Miss Dina's Day
Care;
Or
b. Prepare a Resolution Denying the appeal Thereby
Affirming Planning Commission Denial of Conditional
Use Permit PA 06-029, Miss Dina's Day Care;
Or
ITEM No.li
Page 1 of3
G:\PA#\2006\06-029 Lg Family Daycare CUP\City Council\CC Appeal Sf 9-05-06.doc
c. Prepare a Resolution Granting the Appeal in Part Thereby
Reversing the Planning Commission Denial and
Modifying the Approval of Conditional Use Permit 06-
029, Miss Dina's Day Care.
PROJECT DESCRIPTION:
Background:
The project site is an interior lot surrounded by single-family homes to the north and south, and by a City
Landscape Maintenance Easement (Open Space) to the west or rear ofthe property. The site currently has
a Small Family Day Care Home (Miss Dina's Day Care) with a play area in the backyard for the daycare
children. The property is zoned PD (Planned Development), and the said zoning allows a Large Family
Day Care Home with the approval of a Conditional Use Permit.
The Applicant is currently operating a Small Family Day Care Home on their property located at 7956
Crossridge Road. The Applicant has operated a Small Family Day Care Home in this location since
January 2006. Pursuant to the Dublin Zoning Ordinance, Small Family Day Care Homes, which provide
care for up to 8 children, are permitted by-right in all residential zoning districts; Large Family Day Care
Homes, which provide care for 9 to 14 children, are permitted in a residential district pursuant to the
approval of a Conditional Use Permit.
On April 24, 2006, the Applicant applied for a Conditional Use Permit for a Large Family Day Care
Home (up to 14 children) to operate in a single-family home located at 7956 Crossridge Road. In
conjunction with the Conditional Use Permit, the Applicant also requested a parking reduction for 2 of the
4 required loading spaces. The proposed Large Family Daycare would have 2 full-time employees
consisting of the Applicant and her granddaughter-in-law, who both live in the home. The proposed
operating hours for the Daycare would be Monday thru Friday from 7:00 a.m. to 6:30 p.m. The Daycare
would be closed on the weekends.
Planning Commission Hearing:
On August 8, 2006, the Planning Commission held a public hearing and denied the application for the
Conditional Use Permit for a Large Family Day Care Home. Prior to the public hearing, Staff received 17
letters in opposition and 1 letter in support of the application. During the meeting, 9 individuals spoke out
against the Large Family Day Care Home and 3 individuals spoke in favor of the Large Family Day Care
Home use. The Planning Commission found that the noise impacts associated with the proposed Large
Family Day Care Home in this neighborhood would be incompatible with the neighborhood. The
Planning Commission also expressed concerns about safety, specifically related to simultaneous drop-off
and pick-up ofthe children and the fact that only 2 of the 4 required loading spaces could be provided on-
site and therefore would negatively impact the neighborhood. By a vote of 3-2-0, the Planning
Commission adopted Resolution 06 - 26, denying a request for a Conditional Use Permit to allow Miss
Dina's Daycare to operate a Large Family Day Care Home at 7956 Crossridge Road (Attachment 2).
Appeal:
On August 15, 2006, Mayor Janet Lockhart filed an appeal of the Planning Commission's decision
(Attachment 1). Pursuant to the Zoning Ordinance (Section 8.136.040.B.2), when a City Councilmember
appeals a decision, there is a presumption applied that the reason for the appeal is because the appealed
action has significant and material effects on the quality of life within the City of Dublin. Pursuant to the
Zoning Ordinance, no other reason need be or shall be stated by the Councilmember in his or her written
Page 2 of3
appeal. The appeal letter filed by Mayor Lockhart states that the grounds for the appeal are "the
presumption that the action of the Dublin Planning Commission will have a significant and material effect
on the quality of life within the City of Dublin."
Under the City Zoning Ordinance, the City Council may affirm, affirm in part, or reverse the action of the
Planning Commission, based upon findings of fact. Findings shall identify the reasons for the action on
the appeal, and verify the compliance or non-compliance of the subject of the appeal with the provisions
of the Appeals Chapter of the Zoning Ordinance. The City Council may adopt additional conditions of
approval that address the specific subject of the appeal.
The City Council may continue this matter, but must take action within 75 days of the date the appeal was
filed, pursuant to Section 8.136.060.A of the Dublin Municipal Code. 75 days from August 15,2006, is
October 27,2006. Additionally, because a member of the City Council filed the appeal, the Council may
consider any issue concerning the application.
ANALYSIS:
Staffs analysis of the project is set forth in the Planning Commission Staff Report (Attachment 3).
ENVIRONMENTAL REVIEW:
The California Environmental Quality Act (CEQA), together with the State guidelines and City
environmental regulations require that certain projects be reviewed for environmental impacts and that
environmental documents be prepared. The project has been found to be a Statutorily Exempt from the
California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines Section 15274, because the
project is a Large Family Day Care Home.
CONCLUSION:
The City Council's charge is to determine if the Planning Commission decision to deny the Conditional
Use Permit should be upheld, or if the Planning Commission decision should be reversed and the
Conditional Use Permit for P A 06-029 be approved (with or without amendments to the conditions of
approval). Staff has provided a recommendation that would allow the City Council to make an
appropriate determination and direct Staff to return at a later date with the draft resolution implementing
the determination.
RECOMMENDATION:
Staff recommends that the City Council: 1) Open the Public Hearing; 2) Receive Staff presentation; 3)
Receive Public Testimony; 4) Close Public Hearing; 5) Deliberate; and 6) Direct Staff to Either: a)
Prepare a Resolution Granting the Appeal Thereby Reversing the Planning Commission Denial of
Conditional Use Permit PA 06-029, Miss Dina's Day Care; b) Prepare a Resolution Denying the appeal
Thereby Affirming Planning Commission Denial of Conditional Use Permit PA 06-029, Miss Dina's Day
Care; or c) Prepare a Resolution Granting the Appeal in Part Thereby Reversing the Planning
Commission Denial and Modifying the Approval of Conditional Use Permit 06-029, Miss Dina's Day
Care.
Page 3 of3
August 15,2006
Fawn Holman, City Clerk
City of Dublin
100 Civic Plaza
Dublin, CA 94568
RE: Dublin Planning Commission Decision, P A 06-029
Miss Dina's Daycare Preschool Conditional Use Permit for a Large
Family Daycare (up to 14 children)
I wish to appeal the action of the Dublin Planning Commission of August 8,
2006, in the matter of the Miss Dina's Daycare Preschool Conditional Use
Permit.
My reason for the appeal is the presumption that the action of the Dublin
Planning Commission will have a significant and material effect on the
quality of life within the City of Dublin.
".J{.egards,
U f' - A\GI L / - ''\1
A-t"p//CX/{ v::;2Z)M';/tej(2/V<!
(i Janet Lockhart
'1./ Mayor, City of Dublin
cc: Richard Ambrose, City Manager
Jeri Ram, Community Development Director
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Attachment 1
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RESOLUTION NO. 06 - 26
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
DENYING A REQUEST FOR A CONDITIONAL USE PERMIT TO ALLOW MISS DINA'S
DAYCARE TO OPERATE A LARGE FAMILY DAY CARE HOME
AT 7956 CROSSRIDGE ROAD. (APN 941-2784-034)
P A 06-029
WHEREAS, the Applicant, Dina Yaroshevskaya, has requested approval of a Conditional Use
Permit for the operation of a Large Family Day Care Home (9 - 14 children), known as Miss Dina's
Daycare, located at 7956 Crossridge Road; and
WHEREAS, a Large Family Day Care Home, which serves between nine (9) and fourteen (14)
children, is permitted in a residential zoning district with approval of a Conditional Use Permit by the
Planning Commission if all of the required findings in Section 8.100.060 of the Dublin Municipal Code
can be met; and
WHEREAS, a Large Family Day Care Home requires a minimum of two (2) on-site parking
spaces and four (4) on-site loading spaces for the pick-up and drop-off of children; and
WHEREAS, the Planned Development Zoning (PA 85-041) states that except as specifically
modified by the design criteria or Conditions of Approval of said Planned Development, the property will
be subject to the guidelines of the R-l Single Family Residential District; and
WHEREAS, the application has been reviewed in accordance with the prOVISIOns of the
California Environmental Quality Act (CEQA) and the project is Statutorily Exempt per Section 15274;
and
WHEREAS, the Planning Commission held a public hearing on said application on August 8,
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 evaluate the project; and
WHEREAS, the Planning Commission has determined that all of the required findings in Section
8.100.060 of the Dublin Zoning Ordinance cannot be met.
NOW, THEREFORE, BE IT RESOLVED that the Dublin Planning Commission does hereby
find that:
Attachment 2
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A. The proposed operation of the Large Family Day Care Home is not compatible with other
land uses, transportation and service facilities in the vicinity because the Large Family Day Care
Home would result in an increase in noise with the additional vehicles dropping-off and picking-
up children and a greater number of children playing out doors. Therefore the proposal is
incompatible with the surrounding neighborhood and would create an adverse effect on the
neighborhood.
B. The use would 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 Large
Family Day Care Home would not comply with the parking requirements in Section 8.76.080.B of
the Dublin Municipal Code that requires two (2) on-site parking spaces and four (4) on-site
loading spaces; 2) the proposed Large Family Day Care Home would not comply with the noise
levels found in the Land Use Compatibility for Community Noise Environments (Table 9.1) in the
Dublin General Plan, because the noise created by the children at the day care would exceed that
of a "Normal Acceptable" standard; and 3) the proposed Large Family Day Care Home would
qualify as an Unreasonable Noise, according to Section 5.28.020 of the Dublin Municipal Code,
because of the additional children playing outdoors and the additional vehicles dropping-off and
picking-up children that would create additional noise in the neighborhood.
C. The use would be injurious to property or improvements in the neighborhood because: 1)
the Large Family Day Care Home would create a level of noise that is considered to be a nuisance
to the neighborhood as defined by Section 5.28.020 of the Dublin Municipal Code and Table 9.1
in the Dublin General Plan; and 2) the site is not able to provide adequate off-street parking as
required by Section 8.76.080.B of the Dublin Municipal Code.
D. The subject site is not physically suitable for the type, density and intensity of the use being
proposed because: 1) the site would not be able to provide the required amount of parking
according to Section 8.76.080.B of Dublin Municipal Code for a Large Family Day Care Home;
and 2) the drop-off and pick-up area outside and the outdoor play area are in close proximity to the
neighboring homes and adjacent outdoor areas, thereby creating a noise impact on the
neighborhood.
E. The Large Family Day Care Home is contrary to the specific intent clauses, development
regulations, or performance standards established for the zoning district in which it is located
because: 1) Section 8.76.080.B of the Dublin Municipal Code requires two (2) on-site parking
spaces, plus one loading space for every four (4) children; 2) the day care will have fourteen (14)
children and therefore will require four (4) loading spaces; 3) the required two (2) parking spaces
can be provided within the existing garage which can hold two (2) cars and meets the size
requirements in the Dublin Zoning Ordinance; 4) the Applicant is able to provide 2 loading spaces
in the driveway, however the Applicant is unable to provide for the remaining two (2) required
loading spaces on-site; 5) the Applicant requested an exception to provide two (2) of the required
four (4) loading spaces off-site on the street adjacent to the residence; 6) the Planning Commission
determined that the two (2) on-street loading spaces would create a concentration of vehicles on-
street and determined that all loading spaces should be provided on-site; and 7) since the Large
Family Day Care Home can only provide two (2) loading spaces on site, which will result in a
deficit of two (2) loading spaces, the proposal for a Large Family Day Care Home does not meet
the requirements of Section 8.76.080.B (required parking) of the Dublin Zoning Ordinance.
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BE IT FURTHER RESOLVED that the Dublin Planning Commission does hereby deny P A 06-
029, a Conditional Use Permit application to operate a Large Family Day Care Home, as generally
depicted by the Site Plan and Floor Plan received by the Planning Division on June 16, 2006, and a
Written Statement received by the Planning Division on August 3, 2006.
PASSED, APPROVED AND ADOPTED this 8th day of August 2006 by the following vote:
AYES: Chair Schaub, Commissioners Fasulkey and King
NOES: Vice Chair Wehrenberg, Commissioner Biddle
ABSENT:
ABSTAIN:
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Planning Commission Chairperson
ATTE
G:\PA#\2006\06-029 Lg Family Daycafe CUP\PC Denial Reso jb comments.DOC
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AGENDA STATEMENT
PLANNING COMMISSION MEETING DATE: August 8, 2006
SUBJECT:
A TT ACHMENTS:
RECOMMENDATION:
wefJ
PUBLIC HEARING: PA 06-029 Miss Dina's Daycare Conditional Use
Permit - Request to allow a Large Family Day Care (up to 14 children) at
7956 Crossridge Road.
Report Prepared by Bryan A. Moore, Assistant Planner
1) Resolution approving a Conditional Use Permit for a Large Family
Day Care (up to 14 children) at 7956 Crossridge Road.
2) Location Map.
3) Project Plans.
4) Applicant's Letter.
5) Site Pictures.
1) Receive Staff presentation;
2) Open the public hearing;
3) Take testimony from the Applicant and the public;
4) Close the public hearing and deliberate; and
5) Adopt Resolution (Attachment 1) approving a Conditional Use Permit
to allow a Large Family Day Care (up to 14 children) at 7956
Crossridge Road.
BACKGROUND:
The Applicant is currently operating a Small Family Day Care on their property located at 7956
Crossridge Road. The Applicant has operated a Small Family Day Care in this location since 2005. Per
the Dublin Zoning Ordinance, Small Family Day Cares, which provide care for up to eight (8) children,
are permitted by-right in all residential zoning districts; Large Family Day Cares, which provide care for
nine (9) to fourteen (14) children, are permitted in a residential district pursuant to the approval of a
Conditional Use Permit.
The Applicant is requesting approval of a Conditional Use Permit for a Large Family Day Care (up to 14
children) to operate in a single-family home located at 7956 Crossridge Road. The proposed operating
hours for the Daycare will be Monday thru Friday from 7:00 a.m. to 6:30 p.m. The Daycare will be
closed on the weekends. The Large Family Daycare will have two full-time employees consisting of the
Applicant and her husband.
ANALYSIS:
The project site is an interior lot surrounded by single-family homes to the north and south, and by a City
Landscape Maintenance Easement (Open Space) to the west or rear of the property. The site currently has
COPIES TO: Applicant
Property Owner
File
Page 1 of 4
G:\PA#\2006\06-029 Lg Family Daycare CUP\PC Staff Report.doc
Attachment 3
a Small Family Day Care with a play area in the backyard for the daycare children. The property is zoned bz,,,
PD (Planned Development), and the said zoning allows a Large Family Day Care with authorization of a
Conditional Use Permit.
Noise Impacts
Staff has reviewed the application and has included a Condition of Approval (Condition 3) that limits the
hours of operation from 7:00 a.m. to 6:30 p.m. Monday through Friday, to ensure that the daycare use is
compatible with the neighborhood. The Conditions further require that noise generated at the site be
controlled so as not to create a nuisance to the adjoining residential neighborhood. Outside activities are
restricted from taking place before 9:00 a.m. or after 5:00 p.m. (Condition 4).
Traffic Impacts
The application has been reviewed by the City's Traffic Engineer and it has been determined that minimal
traffic would be generated by a Large Family Day Care with a maximum of fourteen (14) children. Drop-
off and pick-up times will be primarily in the morning and evening hours and the maximum number of
children being served should not create an unreasonable concentration of vehicles to and from the house
at any particular time. Additionally, parents typically drop-off and pick-up their children at staggered
times, which will further limit the number of cars at anyone time within the neighborhood.
Parking
Section 8.76.080 B of the Zoning Ordinance defines the required parking for a Large Family Day Care
facility. The code section is included below:
19ure omng r mance ectlOn
RESIDENTIAL USE TYPES NUMBER OF PARKING SPACES REQUIRED
Large Family Day Care Home (9-14 Children) 2 per dwelling, plus 1 space for every employee not
residing in the home, plus one loading space for
every 4 children in the facility
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867080B
Per the Dublin Zoning Ordinance requirement, the Applicant would be required to provide two (2)
parking spaces and four (4) loading spaces. There are two (2) garage parking spaces reserved for the
home. As a part of the application, the Applicant has indicated that the two (2) employees for the day
care reside at the home, therefore the two (2) garage parking spaces are adequate. Four (4) loading spaces
are required based on the number of children the day care will serve. The project site has an area for two
(2) loading spaces in the driveway. Based on the size and location of the driveway loading area, it
appears that the spaces are satisfactory for the purpose of drop-off and pickup of children. On-site there is
sufficient area for two (2) of the four (4) required loading spaces. The additional two (2) loading spaces
can be provided adjacent to the property along the street. Section 8.76.050.E of the Dublin Zoning
Ordinance allows for a parking reduction if it can be shown that:
1. The Conditional Use Permit findings can be made;
2. It can be demonstrated that the required parking standards are excessive for this situation; and
3. Overflow parking will not impact any adjacent use.
While the two (2) additional loading spaces can not be provided on-site, there is adequate space to provide
for the additional two (2) loading spaces adjacent to the residence. Due to staggered drop-off and pick-up
times, the combination of available on-street and off-street parking should be sufficient to serve the
proposed day care use.
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Licensing ~
Staff has included two Conditions of Approval (Conditions No. 24 and 25) that require the operator to 70'; 5U
submit a copy of the State of California Community Care Licensing Permit for the operation of a Large
Family Day Care Home for verification purposes, prior to establishment of the use. The Conditions of
Approval further require the Applicant, on a continuing basis, to provide the Community Development
Department with current and updated day care operating licenses issued by the State of California
Department of Social Services.
Accessory Structures
The Applicant currently has an accessory structure located on the slope to the West of their property on a
City Landscape Maintenance Easement. According to the provisions of the City Landscape Maintenance
Easement (PD - 1486 ZU), the homeowner shall not install any structure on the slope other than a fence.
A Condition of Approval (Condition 14) has been included requiring that the accessory structure is
removed within sixty (60) days of approval.
Public Notice
A public notice was sent to property owners within a 300-foot radius of the project to advise them of the
request for a Conditional Use Permit to operate a Large Family Day Care and the date of this meeting.
Correspondence
Staff has received one letter from a concerned neighbor. In their letter, Francisco and Emma Abad of
7992 Crossridge Road, cite concerns of possible traffic increase in the neighborhood. The City's Traffic
Engineer has reviewed the application. A Large Family Day Care with a maximum of fourteen (14)
children will have minimal impact to the traffic of the existing residential street.
Conformance with Zoning Ordinance and General Plan
The subject property is zoned PD (planned Development, PA 85-041), with a General Plan Land Use of
Medium-Density Residential. Section 8.12.050 of the Dublin Zoning Ordinance states that a Large Family
Day Care use is permitted with the approval of a Conditional Use Pennit by the Planning Commission. The
proposed Miss Dina's Daycare is consistent with the Dublin General Plan and the Municipal Code
because the project is compatible with the existing zoning and General Plan Land Use designation.
Therefore, the application for a Large Family Day Care is an appropriate use within a Single Family
Residential area.
The application has been reviewed by relevant City Departments. Staff believes that the proposed Large
Family Day Care Home would have limited impacts to the surrounding neighborhood regarding noise,
traffic, and parking, with the inclusion of the suggested Conditions of Approval as included in Attachment
1. The Applicant has reviewed and agreed to the proposed Conditions of Approval.
ENVIRONMENTAL REVIEW:
The California Environmental Quality Act (CEQA), together with the State guidelines and City
environmental regulations require that certain projects be reviewed for environmental impacts and that
environmental documents be prepared. The project has been found to be a Statutorily Exempt from the
California Environmental Quality Act (CEQA), pursuant to CEQA Guidelines Section 15274.
RECOMMENDATION:
Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the public
hearing; 3) Take testimony from the Applicant and the public; 4) Close public hearing and deliberate; and
5) Adopt Resolution (Attachment 1) approving a Conditional Use Permit to allow a Large Family Day
Care (up to 14 children) at 7956 Crossridge Road.
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GENERAL INFORMATION:
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APPLICANT:
Dina Yaroshevskaya
Miss Dina's Daycare
7956 Crossridge Road
Dublin, CA 94568
PROPERTY OWNER:
Dina & Yakov Yaroshevskaya
7956 Crossridge Road
Dublin, CA 94568
LOCATION:
7956 Crossridge Road
ASSESSORS PARCEL NUMBER:
941-2784-034
GENERAL PLAN DESIGNATION:
Medium Density Residential
SPECIFIC PLAN AREA:
None
ZONING:
Planned Development (PD) District
SURROUNDING USES:
Location Zoning General Plan Land Use Current Use of Property
Site PD - Planned Medium Density Single family home
Development Residential
North PD - Planned Medium Density Single family home
Development Residential
South PD - Planned Medium Density Single family home
Development Residential
East PD - Planned Medium Density Single family home
Development Residential
West PD - Planned Open Space Vacant
Development
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CALL TO ORDER/ROLL CALL
A regular meeting of the City of Dublin Planning Commission was held on Tuesday, August 8,
2006 in the Council Chambers located at 100 Civic Plaza. Chair Schaub called the meeting to
order at 7:18 p.m.
Present: Chair Schaub, Vice Chair Wehrenberg, Commissioners Biddle, Fasulkey and King; Jeri
Ram, Community Development Director; Mary Jo Wilson, Planning Manager; Erica Fraser,
Senior Planner; Marnie Nuccio, Associate Planner; Bryan Moore, Assistant Planner; Gregory
Shreeve, Building Official; Kit Faubion, Assistant City Attorney; Leah Peachy, Assistant City
Attorney; and Rhonda Franklin, Recording Secretary.
ADDITIONS OR REVISIONS TO THE AGENDA
Chair Schaub discussed moving agenda item 5.1 - 'Planning Commissioner's Discussion of
Planning Commission work over the last year' to a future Planning Commission agenda. The
Planning Commissioners unanimously agreed.
MINUTES OF PREVIOUS MEETINGS
The July 25, 2006 minutes were approved as submitted. Cm. Biddle abstained from the vote
due to his absence during the July 25, 2006 meeting. Cm. Fasulkey abstained from the vote due
to his recusal from a portion of the July 25, 2006 meeting.
ORAL COMMUNICATIONS
5.1 Planning Commissioner's Discussion of Planning Commission work over the last year.
(Chair Schaub)
This item was continued to a future Planning Commission meeting.
CONSENT CALENDAR - NONE
WRITTEN COMMUNICATIONS - NONE
PUBLIC HEARINGS
8.1 PA 06-029 Miss Dina's Daycare & Preschool - The Applicants are requesting a
CUP to operate a Large Family Daycare (9-14 children) in their single family
residence located in a Planned Development Zoning District (P A 85-041).
Chair Schaub and Cm. Biddle disclosed that they visited the project site.
Chair Schaub asked for the Staff Report.
79
Attachment 4
/0 0 f57J
Mr. Bryan Moore, Assistant Planner, presented the specifics of the project as outlined in the
Staff Report.
Chair Schaub clarified that an increase of 6 children to the daycare would result in an increase
of 12 trips to the Average Daily Trips (ADTs), and Mr. Moore agreed.
Chair Schaub clarified that the Conditional Use Permit (CUP) would run with the property, and
Mr. Moore agreed.
Cm. Fasulkey asked if there is a definition for what constitutes a noise nuisance. Ms. Mary Jo
. Wilson, Planning Manager, stated that the Municipal Code outlines acceptable levels of noise.
She further stated that a nuisance would be comparable to egregious or excessive levels of noise.
Chair Schaub sought clarification on how the children would be picked-up and dropped-off at a
staggered rate. Mr. Moore stated that the children would arrive and depart during the allotted
timeframes based on the varying schedule of each parent. Chair Schaub asked if simultaneous
arrivals and departures were possible. Mr. Moore stated that it is possible.
Cm. King asked if the Applicant would be required to maintain residency at the property. Mr.
Moore explained that the property would be required to be maintained as a residential use.
Cm. King suggested that this be added to the Conditions of Approval, based on the State of
California Statute. Ms. Wilson stated that there is a condition regarding State of California
licensing for the facility. She further stated that the function of a Small or Large Family Daycare
is considered a single-family use, as defined by the State Statute.
Cm. King asked about the Average Daily Trips (ADTs) calculation. Ms. Wilson stated that the
calculation is based on the ADTs of a residential street which is included in the Circulation
Element of the General Plan. She further stated that the General Plan is modified and updated
as necessary.
Cm. Fasulkey asked if the existing accessory structure services the Applicant's current daycare,
and Mr. Moore said no.
Vice Chair Wehrenberg asked if there are any other businesses in the Applicant's neighborhood
that would generate additional traffic. Mr. Moore stated that there are other home occupations;
however, according to the Zoning Ordinance, additional traffic is not permitted for home
occupations.
Cm. Fasulkey asked about the distribution of the public hearing notices for the project. Mr.
Moore explained that homes within a 300-foot radius of the project were mailed a public
hearing notice.
Chair Schaub asked the Assistant City Attorney to briefly explain the legal ramifications of this
project. Ms. Kit Faubion, Assistant City Attorney, explained that the Conditional Use Permit
requested for this project is a method of regulation that is permitted by the State of California.
She further stated that in the case of a Large Family Daycare Home, the State of California has
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largely pre-empted the field and allows very little participation by local regulators in
determining where and when Large Family Daycare Homes should be approved. Small Family
Daycares Homes are not regulated and are considered a residential use of the property. For
Large Family Daycare Homes, the State of California allows very limited regulations and
identifies the elements that can be regulated, such as noise and traffic.
Cm. King asked if the State of California statute overrides Covenants, Conditions and
Restrictions (CC&Rs). Ms. Faubion said yes and explained that: 1) the State of California statute
explicitly overrides CC&Rs and 2) CC&Rs are an agreement between people and in very few
cases would the City be a party to the CC&Rs.
Chair Schaub opened the public hearing.
Ms. Dina Yaroshevskaya, Applicant, discussed her reasons for having the project approved.
Chair Schaub asked if she has read and agreed to all of the conditions of the proposed
resolution, and Ms. Yaroshevskaya said yes.
Cm. Biddle asked if the Daycare was in operation around 11:00 a.m. earlier in the day, and Ms.
Yaroshevskaya said yes. Cm. Biddle asked if the children would either be in the house or in the
backyard, and Ms. Yaroshevskaya said yes. Cm. Biddle asked about the ages of the children
currently in the daycare, and Ms. Yaroshevskaya said 1 - 5 years. Chair Schaub asked if the
same age range would be maintained if the project was approved, and Ms. Yaroshevskaya said
yes.
Cm. King asked about the condition of the fences in the backyard, and Ms. Yaroshevskaya said
the fences are in good condition. Cm. King asked if she read some of the letters from her
neighbors, and Ms. Yaroshevskaya said yes. Cm. King asked for her response to neighbor's
letters claiming that their driveways are blocked during drop-off and pick-up periods. Ms.
Yaroshevskaya stated that it has happened in the past and the offending parent apologized.
Cm. King asked if any of the neighbors had talked with her about traffic or parking problems,
and Ms. Yaroshevskaya said no.
Cm. Fasulkey asked who would provide daily supervision of the children. Ms. Yaroshevskaya
stated that it would be she and her daughter-in-law, who is also licensed. Chair Schaub asked if
her daughter-in-law lives in the home, and Ms. Yaroshevskaya said yes.
Vice Chair Wehrenberg asked if she was aware that signage is not allowed at the residence, and
Ms. Yaroshevskaya said yes.
Ms. Aryana Samiian, neighborhood resident, discussed her reasons for having the project
denied. Her reasons included negative impacts on parking and traffic; inadequate size, design,
and safety of the backyard; and an increase in the noise level.
Ms. Jaiti Sharma, parent of a child in the Daycare, discussed her reasons for having the project
approved. Her reasons included comfortableness with the safety and care of her child, constant
supervision of the children, adequate size of the backyard, and sufficient staggering of drop-off
81
/ rJo{ 5b
and pick-up times. Vice Chair Wehrenberg asked if she could foresee any safety complications
with an expansion of the daycare, and Ms. Sharma said no.
Ms. Tanya Dumay, parent of a child in the Daycare, discussed her reasons for having the project
approved. She explained her comfortableness with the safety and care of her child.
Ms. Smitha Prabhakar, parent of child in the Daycare, discussed her reasons for having the
project approved. She explained her comfortableness with the safety and care of her child. She
presented a letter, from Mr. Liz and David Bayat, also in favor of the project.
Ms. Shelia Brandes, neighborhood resident, discussed her reasons for having the project denied.
Her reasons included negative impacts on parking and traffic, poor condition of the shared
fence on the north side of the backyard, and inadequate size of the backyard.
Chair Schaub clarified that the size and safety of the daycare is outside the scope of the Planning
Commission, and Mr. Moore agreed. Vice Chair Wehrenberg asked if the Planning
Commission could add a Condition of Approval that would require the facility to provide proof
of valid licensing prior to the project being approved. Mr. Moore stated that that condition is
currently in the proposed resolution.
Mr. Larry Trumbo, neighborhood resident, discussed his reasons for having the project denied.
He stated that the development's CC&Rs prohibit any type of business within the development.
Ms. Faubion explained that the State of California statute pre-empts the CC&Rs.
Mr. Ramoncito Firmeza, neighborhood resident, discussed his reasons for having the project
denied. His reasons included the CC&Rs, inadequate size and safety of the Daycare, negative
impacts on parking and traffic, and an increase in the noise level.
Mr. David Davis, neighborhood resident, discussed his reasons for having the project denied.
He explained that CC&Rs always supersede the local, state, and Federal law. He read Article
4.1of the Ridge Creek Subdivision CC&Rs that prohibits gainful occupation within the
Subdivision. He further stated that in 1997, two home occupation attempts were struck down
by the CC&Rs.
Mr. Steven Safos, neighborhood resident, discussed his reasons for having the project denied.
His reasons included negative impacts on parking and traffic, and causing imbalance to a
peaceful and quiet residential neighborhood. He further stated that he applied for a home
occupation and was denied by the City.
Mr. Michael Utsumi, neighborhood resident, discussed his reasons for having the project
denied. His reasons included negative impacts on parking and traffic, disruption to the scale
and character of the neighborhood, and potential erosion to home values.
Mr. Lothar De Temple, neighborhood resident, discussed his reasons for having the project
denied. His reasons included the CC&Rs, and negative impacts on traffic and parking. He read
a section of the CC&Rs that grants the City the right to enter the Subdivision to abate any
nUIsances.
82
13 (j ,f t;1)
Mr. Alan Nielson, neighborhood resident, asked about the legal limits of occupancy per square
foot of the house. Mr. Gregory Shreeve, Building Official, stated that a house with a three-foot
front door can have 49 occupants. Building Code standards are based on exiting and not square
footage. He further stated that for living purposes, the Building Code allows 2 persons per
bedroom, plus one person. Mr. Nielson stated that due to existing problems with parking and
traffic, the waiver for the two required parking loading spaces within the public right-of-way
and not on-site should not be allowed.
Chair Schaub asked Staff to clarify the waiver. Mr. Moore stated that the waiver is for two on-
site loading spaces that are not provided on-site. Ms. Wilson added that there is a waiver
request from the Applicant for two loading spaces in the driveway on-site and two loading
spaces adjacent to the project off-site.
Mr. Greg Hilst, neighborhood resident, asked how the traffic count of 552 daily trips for
Crossridge Road was determined. He also asked if the Planning Commission decision could be
appealed to the City Council. Ms. Wilson stated that the traffic count, as provided by the Public
Works Department, was based on a calculation of 10 Average Daily Trips (ADTs) per 55 single-
family homes on Crossridge Road, plus 2 additional daily trips for the current daycare facility.
Ms. Wilson explained the appeal process.
Chair Schaub asked the Applicant if she would like to speak. The Applicant did not speak.
Hearing no further comments, Chair Schaub closed the public hearing.
Cm. Fasulkey expressed concerns with the potential increase in the noise levels and the vague
definition of a noise nuisance. He stated that the parking issue seems to be of substance and
that granting a waiver that allows public parking spaces to be counted as required loading
spaces seems to be contrary. He stated that he is tending towards opposing the project.
Cm. Biddle stated that he views Crossridge Road as a typical residential street. He stated that
he did not see potential parking problems with children being dropped-off and picked-up at
random, nor with having the driveway and curbsides accessible as loading spaces.
Cm. Fasulkey stated that it could be precedent setting if the loading/ unloading waiver allows
the public right-of-way for the exclusive use of a residence. Ms. Wilson stated that the intent of
the waiver is for the availability. She stated that curbside parking would not be reserved for the
Daycare. Ms. Jeri Ram, Community Development Director, stated that for similar projects in the
past, the City has approved projects with off-site loading areas, as well as denied projects where
parking would be strained.
Cm. Biddle stated that he did not view the street as a narrow. Chair Schaub asked about the
width of the street. Ms. Wilson stated that the street width is 32 feet, measuring curb to curb.
Chair Schaub asked how this measurement compares with most residential streets. Ms. Wilson
stated that street widths can range from 20 feet and up.
83
1'1(' J r;D
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Cm. Fasulkey reiterated his concerns about the noise based on the acoustics of the hills in the
area.
Vice Chair Wehrenberg suggested adding to the Conditions of Approval a requirement for the
Applicant to advise perspective users of the designated loading zone and the neighborhood
speed limit. She stated that she would like to not only verify, but also maintain on file, valid
State licensing before approving the project.
Cm. King stated that although the letters submitted for the project discussed traffic congestion,
parking problems, and interference with residential driveways; he did not hear much verbal
testimony on those issues during the public hearing.
Cm. King asked if the State statute would override the findings the Planning Commission has to
make. Ms. Wilson stated that the Planning Commission has the local authority to make a
determination on the findings.
Cm. King stated that he is sympathetic to the belief that the traffic count should be based on
reality instead of formulas. Based on this, he does not know if there is too much traffic.
Cm. King stated that in view of the fact that noise is subjective, he is very impressed by the
testimony of the letters submitted for the project. He stated that although he appreciates the
State's and community's need for Daycare facilities, he questions whether the State statute was
intended for these types of projects to be approved if it creates a nuisance in the neighborhood.
He stated that he is not comfortable with approving the project if it is found to create a
nuisance. He stated that based on the evidence of the verbal and written testimony, this project
would create a noise nuisance. He stated that he is inclined to vote against the project.
Cm. Fasulkey asked about the number of parking spaces in front of the house. Mr. Moore
stated that the length of the curb in front of the house is 22 feet to the north of the home and 13
feet to the south. Chair Schaub asked about the average length of a car. Ms. Wilson stated that
the Code standard for on-site parking is 18 feet in length. Chair Schaub stated that 22 feet
would allow for one car to be parked in front of the house.
Cm. Biddle stated that a lot of what was discussed during this meeting is covered in the
Conditions of Approval. He pointed out Condition Nos. 3,4,8,24,25 and the Fire Conditions.
Chair Schaub acknowledged the need for daycare facilities. He stated that there are two
common goods with this project: 1) the need for daycares and 2) the common good of the
neighborhood. He stated that he is concerned about the negative impacts to parking due to the
requested loading waiver, and the potential increase to the noise level. He stated that the traffic
issues are typical to most residential streets. He further stated that the project is not compatible
with the area and that he would not support the project.
Cm. King stated that in regards to the noise issue, the daily presence of children greatly differs
from random occurrences.
84
Ie; () f50
On a motion by Cm. Biddle, seconded by Vice Chair Wehrenberg, with a suggestion to modify
Condition No. 24 to read "The Applicant must be licensed and comply with all State of California
Communihj Care Licensing (CCL) requirements and shall provide to the City proof of such licensing
prior to authorization of the Conditional Use Permit" and to add Condition No. 30 that states "The
Applicant shall prepare documentation describing the drop-off and pick-up to perspective users of the
Large Family Daycare including but not limited to the drop-off/pick-up area and timing of the drop-
off/pick-up. There shall also be no idling of vehicles, or the use of private drive'luays for vehicular
movements, and an acknowledgement of the speed limit within the area", and by a vote of 2-3-0, with
Chair Schaub, Commissioners Fasulkey and King opposing, the Planning Commission voted to
DENY the following resolution:
RESOLUTION NO. 06-XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
APPROVING A REQUEST FOR A CONDITIONAL USE PERMIT TO ALLOW MISS
DINA'S DAYCARE TO OPERATE A LARGE FAMILY DAYCARE HOME
AT 7956 CROSSRIDGE ROAD. (APN 941-2784-034)
P A 06-029
Ms. Faubion asked the Planning Commission to be specific in its findings made to deny the
request.
Chair Schaub, Commissioners Fasulkey and King found that the noise impacts would be
unacceptable and incompatible for the area.
Chair Schaub and Commissioners Fasulkey found that the project's overflow parking/loading
specifically related to the two off-site loading spaces would negatively impact adjacent uses.
Commissioner King found that Condition No.4 is not sufficient enough to make the finding
that there would be no noise impacts.
Chair Schaub expressed safety concerns with simultaneous drop-offs and pick-ups.
On a motion by Cm. Fasulkey, seconded by Chair Schaub, and by a vote of 3-2-0 with Vice
Chair Wehrenberg and Cm. Biddle opposing, the Planning Commission adopted:
RESOLUTION NO. 06 - 26
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
DENYING A REQUEST FOR A CONDITIONAL USE PERMIT TO ALLOW MISS DINA'S
DAYCARE TO OPERATE A LARGE FAMILY DAYCARE HOME
AT 7956 CROSSRIDGE ROAD. (APN 941-2784-034)
P A 06-029
85
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Page 1 of 1
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Bryan Moore
.
From: Yakov Yaroshevskiy [yakovy@sbcglobal.net]
Sent: Thursday, August 03,2006 1:41 PM
To: Bryan Moore
Subject: Business Description
Business Description
(Written Statement)
Service proposing is full time and part time childcare for children from 6 month old to 12 years old.
The proposed hours and days of operation are 7:00 AM - 6:30 PM Monday through Friday. We allow
individual schedules for each child, so drop off and pick up times differ and it helps to prevent traffic
and parking problems (attached is proposed Traffic Policy).
Following is our day schedule:
7:00 - 9:00 Arrival table activities
9:00 - 9:20 Circle time
9:20 - 9:45 Snack time
9:45 - 10:40 Group activities
10:40 - 11 :40 Free play inside and outside (depends on the weather)
. 11 :40 - 12:00 Story time
12:00 - 12:30 Lunch time
12:30 - 3:00 Nap time
3 :00 - 3 :20 Afternoon snack
3:30 - 5:00 Free play outside (depends on the weather)
5:30 - 6:30 PM activities
Outside times are limited to 2.5 hours per day as to not disturb the neighbors.
Our Child Care will serve families with children, so parents can work and don't be worry about their
children. It is going to be a valuable and safe service to the families.
Our business will not disrupt the place in surrounding residents and will not have any negative effects on
the health and safety of people residing in the vicinity. ;
On daily basis will be present 2 staff members. In the home will be residing 2 staff members.
Due to location ofthe property, floor plan of the house and ofthe backyard this property is very suitable
for Large Family Daycare.
.
RECEIVED
AUG 0 3 2006
DUBLIN PLANNING
8/3/2006
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Attachment 7
13o{6D
Bryan Moore
From: Rich and Kathy Rantz [rkrantz23@sbcglobal.net]
Sent: Tuesday, August 08, 2006 2:59 PM
To: Bryan Moore
Subject: Please Decline the Request for the 14 Child Daycare on Cross ridge Road
Dear Mr. Moore,
We would also like to point out that not only are there too many cars in our neighborhood already, but
there are definitley not six extra parking spots on the street that are needed to accomodate such a large
Day Care Facility. Approving this Day Care Facility would be not only a mistake for our neighborhood
and the children living in it, but it would also be dangerous for the children being dropped off due to the
lack of parking available. We strongly urge you to decline the request to turn this Day Care Facility into
a large one. We find the size of it already too big and would be outraged if the facility was allowed to
. ,.
Increase III SIze.
Neighborhoods are made for families and children as a place to live - not for places of business. As we
mentioned in our previous email, we purchased our home in the neighborhood this past September for
the very reason that it is peaceful and quiet and is a great place to raise a family. The only reason
anyone would have to drive through our neighborhood currently would be to go home or to visit a
friend. People should not be using our neighborhood as a place for a business. We appreciate your
taking our comments into consideration and strongly urge you to decline this request.
Thank you again, Richard and Kathy Rantz
Note: forwarded message attached.
8/812006
;'10 r 50
Bryan Moore
From: Rich and Kathy Rantz [rkrantz23@sbcglobal.net]
Sent: Tuesday, August 08, 2006 1 :04 PM
To: Bryan Moore
Subject: 14 Child Daycare on Crossridge
Dear Mr. Moore,
We live a few houses down from where the proposed daycare is to be. Unfortunately we are unable to
make the meeting tonight but I am very concerned over putting a large daycare in such a small and quiet
community. We have a lot of kids that play in our neighborhood and the extra traffic will make it much
more dangerous for them to play. This will also increase the amount of noise on our street as well .
(especially prior to 8am when the kids will be being dropped off in the morning). We already have a
problem with too many cars in our neighborhood and this will just increase that number. Weare against
having this daycare in our small and quiet community, that is why we chose to live here. Please deny
the request for this daycare. There are many places to run a daycare but this is not one of them. They
should rent a space in a more appropriate location. We have talked with several neighbors and they are
against it as well. Please feel free to write back if you have any questions.
Sincerely,
Richard & Kathy Rantz
8/8/2006
:J;- ~f J~7J
Liz and David Bayat
143 1 Finley Rd.
Pleasanton, CA 94588
08/09/06
To Whom It May Concem
City Hall
Dublin, CA.
Dear City Hall,
I am -writing this letter on behalf of Miss Dina's Preschool
and Daycare. Apparently there have been complaints about
the traffic due to Ms. Dina's school.
I think that an intricate part of a community is providing
quality schooling and care of children of parents who w-ork.
Ms. Dina provides that type of quality, a quality difficult to
find in today's society. Our son has been attending Ms.
Dina's school now for 9 months and we have been
extremely pleased with her and her program, the quality of
education as well as the quality of nutrition in the food she
serves. She truly cares about the well being of the children
under her care.
The character of people who drop their children at Ms.
Dina's school are professional, hard working parents who
spend less than 15 minutes dropping and picking up their
children each day. Frankly I see more parked cars,
landscape trucks, plumbing trucks, insurance cars and
neighborhood owned vehicles parked in the neighborhood
for extended periods of time that congest the neighborhood
far more than the parents that temporarily drop their
children at school.
I hope you will consider what I am saying in reviewing this
case. It would be a shame to lose this great level of
education in the community.
Sincerely,
Liz Bayat
~""~'. Y,,-,
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8/8/2006
1
RECEIVED
AUG 0 8 2006
DUBLIN PLANNING
August 8th Planning Commission meeting
"i hol~{)
Bryan Moore
From: Maria Theren [Maria.Theren@ucop.edu]
Sent: Thursday, August 10, 20062:20 PM
To: Bryan Moore
Subject: *** SPAM *** August 8th Planning Commission meeting
Importance: Low
Dear Mr. Moore,
I was at the August 8th Planning Commission meeting discussing Dina's Daycare. Since we were notified by a
concerned neighbor at the last minute, I didn't have time to finish a letter opposing it as I wanted to.
I wanted to thank the Planning Commissioner who sat on the (our) far left (we couldn't see his name from
where we were sitting) with the salt and (mostly) pepper hair and beard. I was very glad he brought up the
point that the hills "catch" the sound and you can hear all sorts of noise that one would think is impossible.
Neither I nor anyone else thought about that pertinent fact at the time although we all know it from living
there. That comment could only be made by someone who lives in the area, not someone who makes one visit
at 11am on only one day, so I would like to thank him for mentioning that. I am also glad that three of the
commissioners realized that even the usually pleasant noise of children playing can be a burdensome nuisance
if it is a constant, daily occurrence.
I also thought the meeting had a good balance and both sides were presented fairly. The ch'airman moved
things along and kept issues on track so we weren't there till midnight. All in all it was a very informative Civic
experience. Could you please pass this along to the appropriate parties? Thank you.
Sincerely,
Maria Theren
8/15/2006
d70fstJ
Bryan Moore
From: Mayer, Theresa [Theresa,Mayer@mervyns.com]
Sent: Wednesday, August 09,200611:45 AM
To: Bryan Moore
Subject: Dublin Child Care...
Dear Mr, Moore:
I am writing as a concerned neighbor about the City Council allowing a 14 child daycare center to operate on
Crossridge Road.
I won't go into my concerns because I am sure you have heard them ALL. But, I too don't think that this business
belongs in my neighborhood.
Thank you for listening and hopefully agreeing with all of us.
Theresa Mayer
7822 Crossridge Road
Dublin, CA 94568
8/15/2006
Dina's Day Care Center
;lrt of 9)
Bryan Moore
From: Jeanne DeSaix Deanned@metrocalappraisal.com]
Sent: Tuesday, August 08, 2006 5:09 PM
To: Bryan Moore
Cc: Denis DeSaix
Subject: Dina's Day Care Center
Importance: High
Dear Mr. Moore,
I am writing this letter on behalf of my husband, Denis and myself. My family and I have lived on Crossridge
Road since the development was new and we value our quiet community, We have two children who are now 14
and 9 years of age. Both my husband and I are in favor of home based businesses, as they help cut down on
traffic and pollution in our cities. We favor the home based business, as long as the business does not interfere
with the primary purpose of the neighborhood, which we believe is to set a stage where families can live and play
together without the interference of excess traffic or influences that detract from the the neighborhood
atmosphere.
Needless to say, we are 100% against any type of business opening in our neighborhood that would allow the
increase of traffic and noise to the extent that Dina's Day Care Center would, We live in a residential
neighborhood and want it to stay that way, We can only imagine that 14 children will be excessively noisy, the
automobile traffic for drop off and pickup will be tremendous and that the Day Care Center will most likely have to
employ one or two other people to help manage that number of children. We have noticed on Amador Valley that
there are several day care centers with signage. Is that what our street will turn into? I sincerely hope not.
We hope you will take our concerns into account.
Regards,
Jeanne and Denis DeSaix
7725 Cross ridge Road
Dublin, CA 94568
(925) 803-2926
8/15/2006
c?JDI5V
Bryan Moore
From:
Sent:
To:
Subject:
Sheila.Brandes@kp,org
Friday, August 04,200610:45 AM
Bryan Moore
Fw: Public Hearing Notice for project PA06-029
letter to City
Council PA06-02...
Mr. Moore,
Please see email below. Previous email failed and I am resending.
Sheila Brandes
CONFIDENTIAL OR PRIVILEGED: This communication contains information intended only for the
use of the individuals to whom it is addressed and may contain information that is
privileged, confidential or exempt from other disclosure under applicable law. If you are
not the intended recipient, you are notified that any disclosure, printing, copying,
distribution or use of the contents is prohibited. If you have received this in error,
please notify the sender immediately by telephone or by returning it by reply email and
then permanently deleting the communication from your system. Thank you.
----- Forwarded by Sheila Brandes/PO/KAIPERM on 08/04/2006 10:42 AM
Sheila Brandes
08/03/2006 06:24
PM
To: Bryan. M oore@CI.Dublin.Ca.US
cc:
subject: Public Hearing Notice for project
PA06-029
Dear Mr. Moore,
Please see attached letter and concerns in regards to Miss Dina's Daycare & Preschool -
conditional use permit for a large family daycare.
I will be present at the public hearing on 8/9/06 @ 7:00 pm and would like the opportunity
to present my concerns.
(See attached file: letter to City Council PA06-029.doc)
Thank you,
Sheila Brandes
CONFIDENTIAL OR PRIVILEGED: This communication contains information intended only for the
use of the individuals to whom it is addressed and may contain information that is
privileged, confidential or exempt from other disclosure under applicable law. If you are
not the intended recipient, you are notified that any disclosure, printing, copying,
distribution or use of the contents is prohibited. If you have received this in error,
please notify the sender immediately by telephone or by returning it by reply email and
then permanently deleting the communication from your system. Thank you.
AUG 0 20m)
1
OUBUN PLANNINu
30o:5V
Sheila Brandes
Larry Trumbo
7968 Crossridge Road
Dublin, Ca. 94568
8/2/06
To the City of Dublin:
This letter is in response to notice P A 06-029. This is to notify you that Sheila Brandes
and Larry Trumbo are AGAINST having a Large Family Daycare & Preschool at
7956 Crossridge Rd., Dublin, Ca. 94568.
Our home is adjacent to the proposed large daycare site at 7968 Crossridge Rd. and
shares a common front yard. We feel that if this is approved it would be detrimental to
our property value and to the Quality of life in our home.
The City of Dublin approved a small daycare center at 7956 Crossridge Rd., Dublin
without any notice to the residence of this area. The daycare has been operating for
approximately 6 months. During this time the noise and traffic has increased. One can no
longer sit and read a book in ones backyard without hearing children crying and playing.
My backyard no longer is a place where you can go for a peaceful afternoon. Traffic has
increased. When parents drop off their children they often park the wrong way in the
street. We have been advised by a neighbor that after we leave in the morning cars park
in our driveway in order to drop their children off next door. They cannot pull into the
driveway at the daycare center because cars are always parked in their driveway.
If these problems are present now what will the quality of my life at my residence be like
when the number of children increases from 5-6 children to up to 14 children. Again we
are opposed to the City of Dublin issuing a conditional use permit for a large family
daycare (up to 14 children).
Please see attached concerns and questions.
Thank you,
Sheila Brandes
Larry Trumbo
RErc','l"t'.w
AUG 0 4 2006
OU~''-l'''' '....,'~, '" ""'" "
3/0/50
Issues and Questions for the City of Dublin :
Large size daycare center.
.
What are the requirements for a large daycare center. Is a Business License
required from the City of Dublin and the State. Is it current?
.
Has the house been inspected by the State and City?
.
How often is the daycare center inspected and how long is the license good
for?
.
Has the home owners insurance been advised that a daycare center currently
operates and they plan to increase the size? If not, why not?
.
Lender aware that residence has been converted to a daycare center?
.
Have the people (4) who live in the house been checked by the local police?
If not, will they be?
.
What is a conditional use permit? How long is it for?
My research shows that a large size daycare center is:
.
7-13 children!2 providers.
.
12 children present no more than 3 children may be an infant.
.
Who regulates the number of children?
.
What will be the child age mix? What will the hours of operation be?
.
Do they have to have 15 hrs? of training such as CPR, first aid, etc. Do they
have this?
.
Do they need 1 prior year of child care experience as a licensed family care
provider or administrator of a center? Do they have this?
Buyers Awareness report received when home purchased in 1988 states that
Ridgecreek is zoned for single family residential.
· Is this a violation of code?
AUG 0 :1 2006
DUBL!N t"("'IA!"1'41l'H,~
3;iof5V
· Variance for single family home. City of Dublin has to issue for this area.
Has this been done?
· Can a sign to advertise be placed at the daycare center?
· What kind of businesses are allowed in residential zoned areas? Could I
have a business in my front room with people coming and going.
What effects will this daycare have on my property values?
.
Would you approve a large daycare center next to your house?
.
Would you buy a house with a large daycare center next to you?
.
House going on the market soon. Will have to disclose to buyers that a
daycare is next door. If unable to sale my house because of large daycare will
the City of Dublin buy my house at fair market value?
.
If sold and have to accept offer that is under the fair market value for a
similar houses in our neighborhood will the City of Dublin be responsible for
the difference in sale price?
Parking and traffic issues:
.
2 parking space in driveway. Four cars in the residence.
Cars park portion of the car extending into our driveway.
.
Fire codes for a large daycare center. What are they? Sprinklers required?
Share 18 yr. old 6 foot fence with gap and in poor condition.
.
Children play in Backyard area adjacent to this fence.
If children able to get through fence will we be liable if my dog bites a child.
.
Common area frontyard if children play in front and are injured on my side of the
lawn who will be liable?
Comfort, Safety & Welfare of Children:
Square footage of house 2150'. Appears the front room and dining room are used
presently as daycare. Approx. 37 sq feet per child if 14 children. Is this adequate
space for the children ?
Sincerely,
Sheila Brandes
Larry Trumbo
RECEIVEO
AUG 0 1 ZOOS
UVi::U..11Nl t"i..kI'lli\lU'\I\;:i
.-, ,>' rI"'\
6::50 ':.:)U
Bryan Moore
From: Dean Finnegan [dfinnegan@incrementalsales.net]
Sent: Monday, August 07,20068:52 PM
To: Bryan Moore
Subject: Dinas day care
Importance: High
Dear Mr Moore,
I am writing concerning the possible opening of Dinas Daycare. While I am sure Dina would provide a wonderful
place for kids, I am concerned about the size of the daycare and the problems it would bring to those of us living
on Crossridge road. A 14 person day care would surely bring many additional cars, traffic and danger to the
current residents, Current parking on the cul-de-sac is a challenge and the addition of cars dropping off and
picking up will take space from current residents. In addition, the specific draw to buying here, was the
opportunity to live on a quiet cul-de-sac, where our children were able to play with much less worry of traffic.
There are numerous small children on the street, especially in the summer and the additional traffic is surely a
danger to them. A daycare of this size should not be located in a residential area on a quiet, peaceful cul-de-sac
with children routinely playing in the front yards and street, not to mention the current parking problem.
Finnegan Family
8051 Crossridge road
8/8/2006
3lf or 50
Bryan Moore
From: Michele Flores [mflores618@sbcglobal.net]
Sent: Sunday, August 06, 2006 1:42 PM
To: Bryan Moore
Subject: Dina's Day Care
Dear Mr. Moore,
I am sending this email in response to a notice I received in regards to the possibility of a 14 child
daycare center operating in my neighborhood.
Although I do not live directly next to 7956 Crossridge Rd, I am strongly against the idea of a large
family daycare center. Besides the obvious noise, increased traffic and decreased home values, what
about the privacy of the neighbors directly next door and across the street?
I frequently walk by that residence during the day. I've been aware of childcare being conducted
there because I can hear the children in the backyard. This is a residential neighborhood, not a business
district. 14 children is excessive in that size home.
I am truly grateful that I can afford to live in this small, peaceful neighborhood. Please don't add more
vehicle traffic and noisy children.
Sincerely,
Michele Flores
77 48 Crossridge Rd
Dublin, CA
817/2006
35 o{ 50
Bryan Moore
From: Len & Leslie [Iofiana@comcast.net]
Sent: Sunday, August 06, 2006 7:33 PM
To: Bryan Moore
Subject: 7956 Crossridge Road - Day Care application for business
We live at 7713 Crossridge Road in Dublin and are vehemently opposed to
Miss Dina's Daycare & Preschool permit application.
We have saved for years to be able to afford a nice home in a nice
neighborhood. Approving and opening a Day Care center in our
neighborhood de-values our investment and makes reselling an even more
challenge.
It is also going to bring more traffic to the neighborhood and be
disruptive to the ambience we have created here.
As residents of this address for the past 15 years, it is abhorrent to
consider that a business would open up in our neighborhood. Where would
it stop?
We request that we would be kept appraised of this situation.
Thank you,
Leslie & Len Ofiana
8/7 /2006
:3 b () /!J)
Bryan Moore
From: Quick, Meghan [meghan@psshelp.com]
Sent: Sunday, August 06, 2006 10:09 PM
To: Bryan Moore
Subject: Dina's Day Car Center
Importance: High
Hi Bryan,
We are writing as a concerned neighbor about the city council allowing a 14 child daycare center to operate on
Crossridge Road, We find this to be appalling that the city council would even consider this daycare center to
establish itself on our quiet and peaceful street. This would cause an enormous amount of unwanted traffic on
our street and increased noise and also could be dangerous to our children with all the increased cars. A daycare
center of this size is better suited for a location that actually has and operates other businesses NOT a residential
area. There are plenty of other locations were a daycare center of this size may be better suited, such as an
office space down the street on Sierra Court or as part of some of the new developments that are going in around
Dublin. Please take our concerns into consideration and do not grant Dina's Daycare Center to operate in our
neighborhood. Thank you for taking all of our concerns into account, please feel free to contact us with any
questions, Thank you,
Jason and Meghan Quick
7712 Crossridge Road
Dublin, Ca 94568
925-828-5620
81712006
37tJ(5!)
Bryan Moore
From: Patrick Seybold [patrick.seybold@gmail.com]
Sent: Saturday, August 05, 2006 4:27 PM
To: Bryan Moore
Subject: Opposed to Miss Dina's Daycare on Crossridge Road
Hello Bryan,
I will not be able to attend the public hearing on August 8th due to work commitments, although I would
like to voice my opinion regarding the pending approval of Miss Dina's Daycare. I feel this will
certainly lower the value of our home, as well as creating too much traffic and noise for this
neighborhood. This is definite disturbance to our neighborhood and we whole heartedly disapprove of
this situation.
Thanks,
Patrick and Sheri Seybold
8/7/2006
3<t (){ 50
Bryan Moore
From: Patrick Seybold [patrick.seybold@gmail.com]
Sent: Saturday, August 05, 2006 4:53 PM
To: Bryan Moore
Subject: Re: Opposed to Miss Dina's Daycare on Cross ridge Road
forgot to include my address:
7724 Crossridge Road
Dublin, CA 94568
On 8/5/06, Patrick Seybold <lli:l1rick.seybold@gmail.com> wrote:
Hello Bryan,
I will not be able to attend the public hearing on August 8th due to work commitments, although I
would like to voice my opinion regarding the pending approval of Miss Dina's Daycare. I feel this
will certainly lower the value of our home, as well as creating too much traffic and noise for this
neighborhood. This is definite disturbance to our neighborhood and we whole heartedly disapprove
of this situation.
Thanks,
Patrick and Sheri Seybold
8/7/2006
31019J
Bryan Moore
From: Greg Pallotti [gregpallotti@sbcglobal.net]
Sent: Monday, August 07,20063:53 PM
To: Bryan Moore
Subject: Proposed Daycare Expansion on Crossridge Road
Dear Mr Moore:
My husband and I reside at 7900 Crossridge Road, which is 5 houses from Dina and Yakov
Yaroshevskiy's home. We object to the expansion oftheir child care business for these reasons:
1. Traffic. Crossridge Road is a narrow street with many cars parked along it. The additional traffic in
the morning and afternoon will be a nuisance to the homeowners and their children trying to travel to
and from work and school.
2. Parking. With up to 14 children, they will require an employee. There is the possiblility of 14 parents
dropping off and picking kids up at the same time. Parking on Crossridge Road is already a challenge
for families with multiple drivers. There is no extra room to park.
3. Noise. I work from home in an upstairs office. The amount of noise generated by just the 8 children
there now will be nearly doubled.
4. Property values. While we do not have intentions of selling any time soon, we are concerned that the
other issues stated would be objectionable to any intersted buyer. One of the selling points that
Crossridge Road has to offer is the quiet neighborhood.
Thank you for allowing us to voice our objection to this business.
Best regards,
Mary Pallotti
8/7/2006
--'
iPD 0 r 51J
Bryan Moore
From: John.M.Burgess@jcLcom
Sent: Monday, August 07,20064:15 PM
To: Bryan Moore
Subject: PA-06-029 Miss Dina's Day-care & Preschool
Mr. Moore,
I am writing to you about the request to operate a Large Family Day-care at Miss Dina's Day-care and Preschool
at 7976 Crossridge Road, I regrettably will not be able to attend the planning commissions meeting on August 8,
but would like to voice my concern. I live directly across the street at 7957 Crossridge Road and have been
directly impacted by the current day-care operations. I have lived in my home for just over 2 years and since the
current day care has opened, I have seen an increase in traffic and parking problems around my property. I
understand that I cannot control people parking in front of my home on the curb, but it has gotten to the point were
cars now are constantly parking between my neighbors and mine driveway entrances. The two driveways are
separated only by a mailbox and is not large enough for a vehicle to park. Cars continuously overhang across the
driveway entrances by 2 to 3 feet blocking my ability to put both of my vehicles in my driveway, While this is an
annoyance, it is not as inconvenient as when people park directly in front of my driveway or in my driveway as
they drop off/pick up their children. My only though as to why this is taking place, is due to the lack of available
parking on the street and a lack of any other side streets in our neighbor hood to park on, so they park in front of
my driveway and on occasion, directly in my driveway. Also, living directly across the street, my driveway has
been used as a turnaround for cars after they drop off or pick up their children.
Willow Creek is the only entrance into our neighborhood. Willow Creek ends at Shady CreeklCrossridge. Shady
Creek and Crossridge form a large circle that starts and ends at Willow Creek. Their are no side or cross streets
on Crossridge to absorb the increase in traffic and parking. Since their is not another way to get out or into the
neighbor hood other than Willow Creek, we do not get traffic other than residents, since you cannot get anywhere
else on Crossridge or Shady Creek, Since their is no outlet on the street, it is not a large street and every little
addition of cars is noticeable.
I appreciate you time in reading my concerns and hope that you will make a fair and reasonable decision,
John Burgess
Account Executive
Johnson Controls
7957 Cross ridge Road
Dublin
8/7/2006
Lflo!SlJ
Bryan Moore
From: John Folse [folsefam@comcast.net]
Sent: Monday, August 07,20066:16 PM
To: Bryan Moore
Subject: Dina's Daycare - Cross ridge Rd.
Dear Mr. Moore,
I am writing as a concerned neighbor regarding the city council
allowing a 14 child daycare center to operate on Crossridge Road. We
have a "well kept", quiet neighborhood for some 18 years. I hope the
extra street traffic in and out of a new business does not destroy
that.
I was informed by my Realator, if a daycare center that size was
in operation on my street, I would have to disclose that information
to a potential buyer. He strongly recommended I do what I can to
protest that from happening. It would be a strong negative to our
home value and alluring quiet surroundings. Please do not grant
Dina's Daycare Center to operate in our "residential" zoned quiet
neighborhood.
Thank you for taking my concerns into account. If there are any
questions, please fon't hesitate to contact me.
Sincerely,
John Folse
7870 Crossridge Road, Dublin
8/7/2006
4-~ 0/ !lJ
Bryan Moore
From: Lothar de Temple [detemple,lothar@ssd,loral.com]
Sent: Tuesday, August 08, 2006 1 :53 PM
To: "bryan .moore"@ci.dublin.ca,us
Subject: *** SPAM *** 14-Child Day Care Center
Importance: Low
Dear Sir:
As a resident of Crossridge Road in Dublin, I want to state my opposition to the proposed Day Care
Center.
First, this business proposal is in conflict with the CC and Rs recorded in Alameda County, 25 March
1987 for Alamo Creek VI.
Para. 4.10 states: "No business of any kind shall be established, maintained, operated, permitted or
conducted in any portion ofthe Project except the business ofthe Declarant in completing the
development. . . ." It would appear that the proposed day care unit is a business and therefore in
violation of the CC & Rs. Also, per para. 8.2, the terms of the CC & Rs are "in effect for. . . 50 years
from the date of recordation."
Second, as a long time resident of this neighboorhood I am concerned about the impact of this business
on property values. I personally would never buy a home next to or anywhere near a 14-child Day Care
Center.
Third, one of the big re-sale factors I continue to hear over the years is the quiet neighborhood we all
enjoy, with minimal traffic in the Project. Adding a business of any type to our Project is going to
impact that intangible quality of noise levels and traffic in a negative manner.
Please do not annrove this day care application.
Lothar and Ilse de Temple
7736 Crossridge Road
925.833.1784
8/8/2006
4-3 or c;D
Bryan Moore
From: ALAN NIELSON [alannielson@sbcglobal.net]
Sent: Tuesday, August 08,2006 3:40 PM
To: Bryan Moore
Subject: Dina's Day Care - Crossridge Rd., Dublin
Dear Mr. Moore,
Please let this letter be notice of my disapproval ofthe proposed Dina's Day Care, (or any other day
care) in our neighborhood. The Alamo Creek Development was intended to be a peaceful residence, not
a business area. I understand that this home is already being used for day care for up to six children. The
additional traffic has already caused concerns for the neighbors. Traffic has already increased. Parking is
already a problem for us on Crossridge Rd. The increased parking and traffic that would come with this
daycare is certainly unwanted.
I appreciate the need for day care services in the City of Dublin, however, I believe residential
neighborhoods are not the ideal location. There are many commercial spaces available in business or
downtown areas.
I urge you to NOT approve this or any other day care facility of this kind in our neighborhood.
Alan Nielson
7895 Crossridge Rd.
Dublin, CA 94569
8/8/2006
~ -c
Lftf of9J
Bryan Moore
From: t.ecabert@comcast.net
Sent: Tuesday, August 08, 2006 3:53 PM
To: Bryan Moore
Subject: *** SPAM *** Daycare- 7956 Crossridge
Importance: Low
Mr. Moore,
I live at 7812 Shady Creek Rd. which is just down the street from the proposed daycare & preschool @
7956 Crossridge Rd. I am opposed to the City providing a permit for this type of operation because of
the negative impact this will have on the neighborhood. Property values will negatively impact potential
sellers in the area and I believe potential home buyers will also shy away from the area due to the
increase in traffic and noise that would result from allowing a daycare & preschool ofthis size to
operate. I am not opposed to daycares or preschools because my own child has attended them, but I
really don't feel that a daycare & preschool at the above mentioned address would be a good fit for this
neighborhood. These types of facilities need to mesh well with their neighborhood surroundings and be
welcomed with open arms by the entire neighborhood. I don't believe this neighborhood fits this role at
this time.
Thanks for your time.
Tim Ecabert
8/8/2006
f.5 tJ(s1J
Bryan Moore
From: Michael Utsumi - Fox Real Estate [meutsumi@comcast.net)
Sent: Tuesday, August 08, 2006 2:53 PM
To: Bryan Moore
Subject: PA 06-029 CUP for Large Family Daycare
Dear Bryan,
Purpose of my note is to express my disapproval on the proposed CUP for a Large Family Daycare at
7956 Crossridge Road. As an eight year resident of Willow Creek, I am opposed to the development of
a commerical enterprise in this neighborhood. This is simply not a case of "NIMBY". I am basing my
opposition on two primary factors:
1. Precedent - As you know, Willow Creek is designated as R-l by the City's own Zoning Districts &
Mapping. Though there is a CUP for Large Family Daycare, it concerns me that the introduction of
such a commercial enterprise would negatively impact not only Willow Creek, but any other subdivision
within the city. Specifically, the CUP petition would contradict - from the Residential Zoning Districts
- 8.20.010 P.A "minimize traffic congestion..." and 8.20.010 P.Fl"Retain the scale and character of...".
I am aware of several neighbors (including myself) who are self-employed and work principally from
home. However, it is transparent to the neighborhood as there are/is no commercial signage that is
visable. I would presume that signage would be a potential element to the business enterprise.
2. Net Benefit - In analyzing this proposition - or any other, I have to ask myself who benefits most?
There may be a potential benefit to some parents in Willow Creek seeking this type of service. I would
also presume that the burgeoning business would also market to communities outside of this
subdivision. In my estimation, I feel that the business/title owners would retain the greatest net benefits
from the enterprise - while the neighborhood, in general, would share the net deficiencies in the form of
added traffic, impact on parking at least twice a day and a potential erosion in home values.
Thank you for your consideration and the opportunity to share my views on this matter. Please contact
me should you have any questions.
Michael Utsumi
Willow Creek Resident
meutsumi@comcast.net
925-895-7362 Direct
8/8/2006
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RECEIVED
AUG 0 1 2006
DUBliN PLANNING
1" 7 of r;'u
August 3, 2006
Crista Haar
7969 Crossridge Road
Dublin, CA 94568
RE: PA 06-029 Miss Dina's Daycare & Preschool- Conditional Use Permit for a Large
Family Daycare (up to 14 children)
Dear Planning Commission,
As a neighbor of Dina & Yakov Yaroshevskiy, I can tell you they are very nice people
and I have had the opportunity to see the daycare facility they currently have. I
appreciated the opportunity to see the facility and they were very forthcoming about
planning a daycare facility in their home.
However, I am concerned that increasing the number of children will cause disruptions in
our community regarding noise level and safety when parents are dropping off and
picking up children. We live diagonal and across the street from the day care. As a parent
of a 5 12 year old little boy who loves to play in the front yard (under my supervision), I
find myself frustrated by the lack of respect some of the parents have in where they park
(opposite side of street, driveways, etc.) and how fast they drive. I am concerned that if
more children are at the day care my son's safety may be compromised.
C:1~o~an;;::ion,
Crista Haar
(} 1 zmm
() I r;D
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~p'~na_~alJ}iian ___~__~7980 Cro~sridge ~oad ! Dubl~n ! 925~833~}6~~-------;~~__1~___~____,L__~~_l__~_____
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~beilc:l...E3.1"?ndEl~ ___,_ _ :]968 CrossridgE), RS>89 i Dublin __,_i_~~5-829~?4Z. . .~___~__,~____~_
Larry Trumbo : 7968 Crossridge Road i Dublin i 925-829-5547' ! xi' x
___~__.,.___ '__'_:_~~ _ _~_.'___ ---.1.'"'._,_ ,__,.___L,_____n__"" ~ _'__I___~'___"____'___,___--
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D.C3_vid Davis_, i 8081. Cro~~Ldge Road _I Dubliin i 925-828-3?,~'!.__"+______,___L,_,_~__L,._25..._ ' __
I.eJ:IY_Da~?___,_____ '8081,Q!ossridge Road ,___ i Duq!l~._~??:-.828.~~:?~'! _ _ L,._ I x_"___~ - X ___
~~~~-::f&:~~:=-____J~~~~~~::~~~: :~:~ _ i g~~~~--1n;~~~t~~~~-'-l ,-J-=.~-=~L'- ~ -t=~~----.
Lotbar DeTemple_,.---+7736 Crossndge Road !Dublin i925-833-1I~L......:_~~___~_,.__~__+--~i__
Alan Nielson i 7895 Crossridge Road ! Dublin :,g?2~;?_~:_J 704___...L_, I xf-_,_~,~-~
Greg Hilst 18075 Crossridge Road i Dublin ! n/a _ '" , "" i ,~i x !
Behrooz Izadt :7980 Crossrid e Road- IDublin-i92-5~833=76j2'- -1---- i x r--~'t- ~
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J'I1ichl:l~e.iI()!l:l~__~___.____ 7748 <2r~ss~idg~ 13(:)~d u_ Dublin ~{~ _ ~L_ _~ ~/~2006 mflores618@sbc:qlobaLnet I I x
Len _8t_L(3~lie()..!i~~__..___ 771~Q.r:()l)sridge R~<::l.~ publin _ n/a J 8/6/2006 lofiana@comcast.com I x
Meghan Quick__________ Z!12 Cr()ss!idg~J3.Q~~ Dublin 925-B?~~~~201 ~--=-~_ _ ~{6/2QQ.~meqhan@psshelp.com .., .'~ x
patric~ & S~e!L~_E:l}"bold__,__ Z7?-j q!.os!)~idge RoC!.~___ Dublin n/a =1 8/5/2006 patrick.sevbold@qmail.com .. .... ..1,.,.. I x
fvlary c3<Qr"eJLP_~I<>.tt~____" 7900 Crossridge Road__,_ I:)ublin n/a _ _ _ 8/7/2QQ~ qreqpallotti@S~CqIObal.net"" ".,-,-,,-.,t--- ..',. _'_'1_ x
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Lothar and Use deTemple---'- 7736Cross;:ldge Road-' Dublm--' . 925-B~3"a-1iB_'4r- ,n~. ~~~;.. ~~~ ~o~~:~;~,.I~,t~~,'. r~. :"._t,~.dj~;:aj.com'.'. .~.I' ..1 x
Alarl_Nielson- ~_~=-'f7B95-C;:OSS~dge Road-- Dubl;n---- .. l . B/8/i006Ialannielson@sbcqlobaLnet! i x
Tim Ecabert ---T781TShady Creek Road Dublin 1878/2006' t.ecabert@comcasLnet ,,- T --- I x
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f\I1ari~I.t1.E:l~_n._______,_,,___ n/a ---'l-Dub'in _ ____.__rJ/a, ... 1____~/10/200~JmClria.theren@ucop.e~u ---. t I x
_ThE:lr(3~<:l,f\I1a.YE:lL_ 7822 Crossridge Road Dublin n/a! 8/9/2006' theresa,maver@mervvns.com I x
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Map Depicting Project and 300 Foot Public Noticing Area
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Attachment 8