HomeMy WebLinkAbout8.1 Attch 01-07-2026.11 PC Staff Report~ ~ ~
DATE:
TO:
July 26, 2011
Planning Commission
SUBJECT: PUBLIC HEARING (Quasi-Legislative): Appeal of a Community
Development Director Determination regarding Section 8.76.040.M.2
(Small Tenant Space) and interpretation regarding Section 8.40.030.G.6
{Retail Sales) as they relate to the proposed Sahara Market expansion
at 6783/6777 Dublin Boulevard.
EXECUTIVE SUMMARY:
On June 10, 2011 the Community Development Director made a determination regarding
Section 8.76.040.M.2 (Small Tenant Space) and an interpretation regarding Section
8.40.030.G.6 (Retail Sales) as they relate to the proposed Sahara Market expansion at
6783/6777 Dublin Boulevard. Sahara Market is an existing 3,317 square foot market and is
proposing to expand by 2,400 square feet to include, an 800-square foot seating area for
customers, an enlarged food preparation area, an additional check-out counter and a new office.
On June 20, 2011, Jay Fink, manager of the adjacent Furniture Warehouse, appealed the
Community Development Director's determination regarding Section 8.76.040.M.2 (Small
Tenant Space) and interpretation regarding Section 8.40.030.G.6 (Retail Sales). In accordance
with Chapter 8.136 (Appeals), actions of the Community Development Director may be
appealed to the Planning Commission. The Planning Commission may affirm, affirm in part or
revenge an action of the Community Development Director.
RECOMMENDATION:
Staff recommends that the Planning Commission: 1) Receive Staffs presentation; 2) Open the
public hearing; 3) Take testimony from the Appellant and the public; 4) Close the public hearing
and deliberate; and 5) Adopt a Resolution affirming the Community Development Director's
Determination regarding Section 8.76.040.M.2 (Small Tenant Space} and Interpretation
regarding Section 8.40.030.G.6 (Retail Sales) as they. relate to the proposed Sahara Market
expansion at 6783/6777 Dublin Boulevard.
vc~nc~~.~-~ ~J~I~,e.~.
Submitted By
Senior Planner
R vie d By
Planning Manager
COPIES TO: Appellant
Page 1 of 8
GWgendesl20111Saf-arsMerlcstlPCSR07261J FfrlalDraR072111 REVISFD.dbc
STAFF REPORT
PLANNING COMMISSION
ITEM NO.:
ATTACHMENT 1
DESCRIPTION:
Background
Sahara Market is located at 6783 Dublin Boulevard within a portion of the Dublin City Center
commercial center (see Figure 1 }. The property has a General Plan Land Use Designation of
Retail/Office and Automotive and is zoned PD (Planned Development) with C-2 (General
Commercial) uses.
Figure 1. Dublin City Center Location Map
Sahara Market is an existing
3,317 square foot retail stare
that sells groceries, fresh baked
bread and prepared food for off-
site consumption; the existing
market is considered a "Retail-
Generaln Use Type which is a
permitted use in the PD Zoning
District.
Sahara Market met with City
Staff to discuss establishing a
restaurant within a vacant tenant
space adjacent to the existing
market. A restaurant is a
permitted use in the PD Zoning
District. However, there was
insufficient parking on-site to accommodate a restaurant. Subsequently,
proposed to expand the existing market into the adjacent tenant space with
restaurant component in an effort to reduce the parking requirements.
an accessory
Sahara Market submitted plans for a Building Permit to expand the existing market by 2,400
square feet. The total square footage of the existing Sahara Market (3,317 square feet) and the
proposed expansion (2,400 square feet) is 5,717 square feet. The proposed expansion area
includes, an 800-square foot seating area where customers can purchase prepared food for on-
site consumption; enlarging the market's existing food preparation area; adding acheck-out
counter; and, a new office (see Attachment 1, Sheet A-2}. Based on the floor plan submitted,
the expansion area more closely resembles an "Eating and Drinking Establishment" Use Type
rather than an accessory restaurant component to the existing market. As a result, the
expanded Sahara Market would consist of a tenant space containing multiple functions
consisting of "Eating and Drinking Establishment" and "Retail-Generale. The primary issue
surrounding the expansion of Sahara Market is determining what the appropriate parking
standard is for a tenant space that includes two Use Types.
Tenant Spaces with Multfp/e Functions
Section 8.76.040.M (Tenant Space with Multiple Functions) sets forth how parking is determined
for a tenant space containing several Use Types. A Large Tenant Space is required to be
parked for each Use Type whereas a Small Tenant Space is parked for the primary Use Type
only. The Dublin Zoning Ordinance does not define a Large Tenant Space or a Small Tenant
Space but rather gives the Director of Community Development the authority to determine
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Sahara Market
whether a tenant space with several Use Types is a t_arge Tenant Space or a Small Tenant
Space. The Zoning Ordinance also does not define a primary Use Type.
In order to determine the primary Use Type of Sahara Market, Chapter 8.40 (Accessory Uses
and Structures) was consulted. Section 8.40.030 lists specific acxessory uses which are
permitted in Commercial and Industrial areas (Attachment 2). This section does not include
"Eating and Drinking Establishments" as an accessory component to a "Retail-General" Use
Type; however, Section 8.40.030 does provide an example of when the Zoning Ordinance
considers a more intensive use to be a primary use.
Section 8.40.030.G.6 (Permitted Commercial and Industrial Accessory Uses) reads as follows:
Retail Sales. Retail Sales incidental to wholesale sales in Industrial Zoning
Districts where the retail sales space is 10°~ or less of the entire sales space.
Although it is not explicitly stated in the Official Interpretation, the Community Development
Director, "borrowing" from the standard set out in the Accessory Uses and Structures chapter of
the Zoning Ordinance, determined that 10% was an appropriate threshokJ for determining when
a smaller but more intensive use becomes the primary use in a tenant space with several Use
Types. Section 8.04.060.E of the Dublin Zoning Ordinance grants the Ca~nmunity Development
Director the authority to make official interpretations of the applicability or meaning of any
requirements of the Zoning Ordinance as applied to a specific case.
Community Development Dfi~ector tnterpnetation of an Accessory Use
While Sahara Market is not a wholesale sales business and is not located in an Industrial
Zoning District, Section 8.40.030.G.6 provides guidance regarding the size or intensity of
accessory uses in similar situations. The Sahara Market expansion is a similar situation in that
it is a retail market that would like to establish a second Use Type (a restaurant) that is more
intense than the first Use Type (a retail market). Therefore, the Community Development
Director interpreted that an "Eating and Drinking Establishment" would be considered a
secondary use to a retail use if it does not exceed 10% of the entire tenant space thereby
allowing the entire tenant space to be parked at the retail standard of 1 parking space for every
300 square feet of gross building area (see Attachment 3).
Community Development Dfractoor Determ/nation as Small Tanant Space
In accordance with Section 8.76.040.M, the Community Development Director has determined
that the expanded Sahara Market is a Small Tenant Space and may be parked as a "Retail-
General" Use Type at 1 parking space for every 300 square feet of the gross floor area so long
as the seating area and food preparation areas do not to exceed 10% of the total square
footage of the entire tenant space (see Attachment 3).
The total square footage of the expanded Sahara Market is 5,717 square feet; therefore, a
maximum of 10% of the tenant space, 571.7 square feet, may be utilized for food preparation
and customer seating as an accessory use to the retail market. As such, the entire tenant
space would .require 19 parking spaces. Based on the current mix of tenants within Dublin City
Center (see Table 1), the total parking requirement would be 77 spaces resulting in a surplus of
1 space.
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Table 1. Dublin Citv Center Parkins Requirements
--
Business
Square
Feet
Parking
Ratio
Required
Parkin
Sahara Market w/acc~sso restaurant use 5,717 . ft. 1/300 19 s ces
Fu m itu re Store 10 000 . ft. 1 /400 25 s ces
Automotive Re airs & Service 3,000 . ft. 1/400 1/ba 11 s aces
Vacant Warehouse 5184 . ft. 1/1,000 5 s aces
Orthodontist 2,500 . ft. 1/250 t0 s aces
D Cleaner 2000 . ft. 1/300. 7 s aces
TOTAL PARKING REQUIRED 77 s ces
TOTAL PARKING AVAILABLE 78 s ces
SURPLUS/ SHORTAGE 1 s ce
Appeal of the Community Development Director's Determination and lnterpr+etation
On June 20, 2011, the Community Development Director's determination and interpretation was
appealed by a tenant within Dublin City Center, Jay Fink, manager of the Furniture Warehouse
(Attachment 4}. The appeal does not state specific grounds for the appeal but rather makes the
following three statements:
1) Within a "Tenant Space with Multiple Functions" (8.7fi.040.M), the Director defined
restaurant space by totaling the "seating area and combined food preparation areas".
2) Director defined an accessory use for a Small Tenant Space as 10ofo or less of the
total Tenant square footage.
3) Director made a determination that a Tenant Space of 5,717 is a Small Tenant Space.
However there is no definition of what is a Small Tenant Space vs. _ Large Tenant
Space. How much square footage would make it a Large Tenant Space?
ANALYSIS:
Chapter 8.136 (Appeals) of the Dublin Zoning Ordinance sets forth the procedures for filing and
processing an appeal. Determinations made by the Community Development Director on the
meaning of the Dublin Zoning Ordinance are appealable to the Planning Commission for
consideration at a public hearing. The Planning Commission may, by majority vote, affirm,
affirm in part, or reverse a determination made by the Community Development Director based
upon findings of fact. If the Planning Commission reverses the Community Development
Director's interpretation, the Official Interpretation will no longer be of any force and effect. Yet,
the "unclear" provisions in the Zoning Ordinance will remain in place. Therefore, if the
Commission reverses, it should provide direction for the Community Development Director to
consider if she chooses to issue a revised Official Interpretation.
In the June 20~' appeal !after, Mr. Fink made the following three statements, without any
particular grounds; each statement is followed by Staffs response:
9) IM~thin a 'Tenant Space with Multiple Functions" (8.76.t?40.M), the Director defined
restaurant space by totaling the gseating area and combined food preparation areas".
The appellant does not articulate why he believes that the Community Development
Director's determination was incorrect. The Community Development Director
determined that the seating area and food preparation areas that could reasonably be
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used to prepare food for on-site consumption would be included in the maximum 10°k
of the tenant space for the "Eating and Drinking Establishment". It would not be
appropriate to exclude food preparation areas from the calculation of square footage
of an "Eating and Drinking Establishment" since food preparation areas are an integral
component of a restaurant use and the parking standard for such uses distinguishes
between areas accessible to the public (such as the seating area) and areas not
accessible to the public (such as the food preparation area and back office).
2) Director defined an accessory use for a Small Tenant Space as 1 t?9t; or less of the
tote! Tenant square footage.
Again, the appellant has not articulated why he believes the Community Development
Director's interpretation was incorrect. As described above, the Director used the "up
to 10%° standard contained in Chapter 8.40 (Accessory Structures and Uses)
because it is an example of how the Zoning Ordinance deals with secondary uses that
are more intense than the primary use. Presumably, given the Director's focus on the
intensity of the use, the Director was primarily concerned about where to draw the line
between when a use is primary and secondary. The Director was just ably
concemed about the point at which the "Eating and Drinking Establishment" Use Type
was so significant that its parking standard (rather than the retail parking standard)
should apply. In that light, the 10°~ appears reasonable. The appellant did not offer
an alternative interpretation or proposed standard.
3) Director made a determination that a Tenant Space of 5, 717 is a SmaA Tenant Space.
However there is no definition of what is a Small Tenant Space vs. Large Tenant
Space. How much square footage woWd make it a Large Tenant Space?
Once again, the appellant has not articulated why he believes that the Community
Development Director's interpretation was incorrect. The total square footage of the
expanded Sahara Market is 5,717 square feet (the offiaa! interpretation/determination
includes a typographical error which reads 5,517 square feet). Chapter 8.76 does not
define a Large Tenant Space or a Small Tenant Space but rather grants the
Community Development Director the authority to determine whether a tenant space
with several Use Types is a Large Tenant Space or a Small Tenant Space. The
Community Development Director determined that the Sahara Market is a Small
Tenant Space. Furthermore, it is not clear why the appellant, who desires to see the
vacant space occupied, would have appealed this particular determination since a
determination that the Sahara Market is a Large Tenant Space would necessarily
result in a higher parking requirement than permitted under the Official Interpretation.
Next Steps
The Community Development Director's determination and int®rpretation is being appealed by
Jay Fink of Furniture Warehouse based on the three statements outlined above. In accordance
with Chapter 8.136 (Appeals), the Planning Commission may affirm, affirm in part or reverse the
Community Development Director's interpretation. Staff is recommending that the Community
Development Director's determination and interpretation be affirmed by the Planning
Commission (Attachment 5).
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The following options are available to Sahara Market to facilitate the proposed expansion:
1. Reduce the size of the food preparation area and seating area not to exceed 10°k of the
tenant space consistent with the Community Development Director's determination and
interpretation.
2. Amend the Dublin Zoning Ordinance to remove Section 8.76.040.M distinguishing
between Large and Small Tenant spaces. By doing this, each Use Type would be
parked separately without having to make a determination as to whether the tenant space
was small or large. This would result in an on-site parking deficit of 4 spaces {see Tables
2 and 3 below) which could be resolved by restriping the parking lot to gain additional
parking. (Note: Staff has already incorporated the Zoning Ordinance Amendment into
the work program and will bring it fonnrard for consideration at a fuhrre public hearing.)
Table 2. Sahara Market Parking .Requirements
Use Square Feet Parking
Ratio Required
Parkin
Existi Market 3,317 . ft. 1/300 11 s aces
Pro Deed ansion
Accessible to Customers 800 s . ft. 1/100 8 s aces
Not Accessible to Customers/Retail 1,600 s . ft. 1/300 5 s ces
Subtotal Parkin R wired 2 400 s . ft. 13 s ces
TOTAL PARKING REQUIRED Existin and Pro Deed Z4 s ces
Table 3. Dublin Citv Center Parking Requirements
Business Square Feet Parking
Ratio Required
Parki
Sahara Market 5,717 . ft. See Table 2 24 s ces
Furniture Warehouse 10,000 s . ft. 1/400 25 s aces
Automotive Re airs & Service 3 000 . ft. 1/400+1/ba 11 s aces
Vacant Warehouse 5 184 s . ft. 1/1,000 5 s ces
Orthodontist 2,500 . ft. 1/250 10 s aces
D Cleaner 2,000 s . ft. 1/300 7 s aces.
TOTAL PARKING REQUIRED 82 s ces
TOTAL PARKING AVAILABLE 78 s ces
SURPLUS/ SHORTAGE 4 s aces
3. Request a parking reduction in accordance with Chapter 8.76 (Off-Street Parking and
Loading Regulations).
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 when applicable, environmental documents prepared. Staff is recommending that the
Planning Commission find this project exempt from CEQA pursuant to Section 15303(c) (New
Construction or Conversion of Small Structures).
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NOTICING REQUIREMENTSIPUBLIC OUTREACH:
In accordance with Chapter 8.136 (Appeals), when an appeal has been filed a public hearing
shall be conducted as required by Chapter 8.132 (Notice and Hearing). A Public Notice was
mailed to all property owners and tenants within 300 feet of the proposed Project and all
occupants of the project site. A Public Notice was also published in the Valley Times and
posted at several locations throughout the City. Letters of support for the proposed expansion
of Sahara Market have been submitted to the City via e-mail (Attachment 6). A Public Notice
was e-mailed to each interested party who submitted comments on the project. At the time this
Staff Report was prepared one objection to the proposed expansion was received via a
telephone call. A copy of this Staff Report was provided to the Appellant, Jay Fink; the
ownersloperators of Sahara Market, Moe Yousofi and Solaiman Safi; and the Property Owner of
record, Seka Properties, LLC.
ATTACHMENTS: 1) Project Plans prepared by Vahid Khalili Architect,
labeled Building Dept. 1°~ Check 2 of 2 (6 sheets).
2) Dublin Zoning Ordinance Chapter 8.40 (Aoflessory
Structures and Uses Regulations).
3} Community Development Director Determination and
Interpretation Letter dated June 10, 2001.
4) Letter dated June 20, 2011 from Jay Fink, Furniture
Warehouse appealing the Community Development
Director's .interpretations of Zoning Orclinances
8.76.040.M.
5} Resolution affirming the Community Development
Director's Determination regarding Section 8.76.040.M.2
(Small Tenant Space) and Interpretation regarding
Section 8.40.030.G.6 (Retail Sales) as they relate to the
proposed Sahara Market expansion.
6) Letters of support for the expansion of Sahara Market.
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GENERAL INFORMATION:
APPELLANT:
Jay Fink, Manager
Fum~ure Warehouse
6769 Dublin Boulevard
Dublin, CA 94568
TENANT(s): Moe Yousofi & Solaiman Safi
Sahara Market
6783 Dublin Boulevard
Dublin, CA 94568
PROPERTY OWNER:
LOCATION:
ASSESSOR'S PARCEL
NUMBER:
GENERAL PLAN
LAND USE DESIGNATION:
SPECIFIC PLAN
LAND USE DESIGNATION:
SURROUNDING USES:
Brad Sanders
Seka Properties, LLC
6787 Dublin Boulevard
Dublin, CA 94568
6783/6777 Dublin Boulevard
941-0205-001-56
RetaiVOffice & Automotive
N/A
CURRENT USE OF
LOCATION ZONING GENERAL PLAN LAND USE PROPERTY
North M-1 Business Park/lndustrial and Light Industrial
RetaiVOfi~ S Automotive
South M-1 Parks/Public Recreation Park
East C-2 RetaiVOfi~oe & Automotive Retail & Automotive
West M-1 Business Park/industrial Vacant
REFERENCES: Dublin General Plan
Dublin Zoning Ordinance
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Chapter 8.40 ACCESSORY STRUCTURES AND USES REGULATIONS
Page 1 of 9
CHAPTER $.40
ACCESSORY STRUCTURES AND USES REGULATIONS
8.40.010 Purpose.
The purpose of these provisions is to establish the regulations that apply to accessory
structures, and to specify the uses that are permitted as accessory to the principal uses
in the zoning districts.
Intent. The intent of these provisions is to ensure the compatibility of accessory
structures and uses with permitted structures and uses.
8.40.020 Accessory Structures
A. Accessory Structures Included With Permitted Uses. In addition to the prinapal
structures associated with permitted Use Types, each Use Type shall be deemed to
include such accessory structures which are specifically identified by these Accessory
Structures and Uses Regulations, and to include such other accessory structures which
are necessarily and customarily associated with, and are appropriate, incidental, and
subordinate to, such principal structures. It shall be the responsibility of the Director of
Community Development to determine if a proposed accessory structure is necessarily
and customarily associated with, and is appropriate, incidental, and subordinate to the
principal structure, based on the Director of Community Development's evaluation of
whether the proposed accessory structure is necessarily or customarily associated with
the Use Type for which the development was constructed. Determinations by the Director
of Community Development shall be subject to appeal pursuant to Chapter 8.136,
Appeals, and a record of all such determinations shall ~ maintained by the Director of
Community Development.
B. Accessory Structures Subject to Regulations. Accessory structures shall be
regulated in the same manner as the principal structures within each zoning district,
except as otherwise expressly provided in these regulations.
C. General Requirements
1. Attached Structures. If an accessory structure is attached to a principal
structure, it shall be made structurally a part of the principal structure and shall
comply with all the requirements of this Tide to the principal structure.
2. Breezeways. A breezeway or other extension of the principal structure or
accessory structure roof may connect the accessory structure to the prnapal
structure, but it shall not be considered part of the principal structure. The
breezeway and accessory building must meet principal building setbacks.
3. Height Detached accessory structures, unless specified otherwise in this
Chapter, shall have a maximum height of 15 feet. Detached accessory structures in
the Agriculture zoning district -shall have a maximum height of 15 feet except for
barns whicfi may be 2 stories high if the upper story is designated only for storage of
hay and agricultural supplies.
ATTACHMENT 2
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Chapter 8.40 ACCESSORY STRUCTURES AND USES REGULATIONS Page 2 of 9
4. Inhabitable space. Acxessory structures, with the exception of Guesthouses
and Second Units shall not be constructed so as to provide year-round lnhabltable
space. Rev. Ord. 16-02 (November 2002)
5. Location of Accessory Structure. Accessory structures shall be located on
the same lot as principal use.
6. Maximum enclosure of gazebo or patio cover. A gazebo, patio cover, or
o#her similar enclosure constructed of lattice, or equivalent material through which
air and light can pass, shall be constructed so that 80% of each side, which is not
attached to a prinapal structure, is open and not inhabitable on a year-round basis.
7. Public Works Setbacks. No accessory structure shall be located between the
Street right-of--way line and a Future Right-of--Way Line.
8. Separation of detached accessory structure from other structures on the
same lot. The distance of a detached accessory structure from any other structure
on the same lot shall be as determined by the Uniform Building Code." Rev. Orel. 16
-02 (November 2002)
9. One Side Yard shall not be obstructed to less than 36 inches.
Notwithstanding tha# certain axessory structures may be located in a Side Yard,
such accessory structures shall be located so that at least one Side Yard, which
shall be gated, shall provide at least a 36 inch width of direct and unobstructed
passage to the Rear Yard.
10. Timing of Construction. Accessory structures, temporary structures, and
swimming pools shall be constructed or otherwise established at the same time as,
or after, the principal structure or use.
D. Requiroments for Specific Accessory Structures that Apply City-wide.
1. Antennae. Antennae are subject to the provisions of Chapter 8,,~, Wireless
Communications Facility Regulations.
2. Flag poles Maximum height of 35 feet with a minimum 5 foot setback from any
property line. Additional height may be authorized through Site Development
Review approval by the Zoning Administrator. Rev. Ord. 27-08 (July 2008).
E. Agricultural Accessory Structures permitted by means of Sits Development
Review. All agricultural accessory structures, including, but not limited to, stable, barns,
pens, corrals, greenhouses, or coops. are permitted by means of a Site Development
Review in the Agricultural zoning district.
F. PennitEed Residential Accessory Structures.
1. General requirements.
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Chapter 8.40 ACCESSORY STRUCTURES AND USES REGULATIONS Page 3 of 9
a. Enclosed Accessory Structures in Multi-Family districts. No enclosed
accessory structure shall be erected in a Multi-Family zoning district unless
pursuant to a Site Development Review.
b. In Front of a Residence. No accessory structure, with the exception of an
entry feature, shall be located in the Front Yard, the area between the Front
Yard and the residence, or within the portion of a Side Yard or a Street Side
Yard that projects in front of the residence.
c. Key Iota. On a comer lot in an R-1 or R-2 zoning district adjacent to a Key
Lot no acxessory structure shall be closer to the Street Side Lot Line than 10
feet.
d. Maximum square footage of detached accessory structures
(excluding swimming pools) on a lot. For lots less than 5,000 square feet in
size, one accessory structure in the Rear Yard with a maximum of 120 square
feet shall be exempt from the Coverage Requirements.
For lots 5,000 square feet in size or larger, the combined maximum square
footage of all accessory structures on a lot such as a detached accessory
garage, workshop, studio, or office shall not exceed 1,000 square feet unless a
larger size is approved by the Zoning Administrator by means of a Conditional
Use Permit. Rev. Ord. 16-02 (November 2002)
e. Rear Yard Coverage. The maximum coverage of the required Rear Yard
by all accessory structures {with the exception of swimming pools) is 30°~.
f. On the street aide of a fence, hedge or wall. No acxessory structure in an
R-1 or R-2 zoning district may be located on the street side of a fence, hedge or
wall.
2. Structures.
a. Exceptions to Accessory Structure Requirements. An exception to the
requirements of this section may be approved by the Zoning Administrator by
means of a Site Development Review. Rev. Ord. 27-08 (July 2008).
b. Decks. Uncovered decks under 30 inches in height are permitted
anywhere on a parcel, without respect to required setbacks.
c. Entry features. Entry features (such as arbors, arches, and trellises) may
be located within the required front Yard Setback provided they do not have a
width of more than 15 feet, and do not have a height more than 10 feet.
d. Greenhouse. A Greenhouse accessory structure with a maximum size of
500 square feet with transparent or translucent roof and/or wall panels.
e. Guesthouses. A detached Guesthouse accessory structure may be
established on the lot of asingle-family residence, as follows:
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Chapter 8.40 ACCESSORY STRUCTURES AND USES REGULATIONS Page 4 of 9
1. Not located in setback area. A guesthouse shalt not be located within
any required setback area.
2. Permitted and prohibited spaces. A guesthouse may contain a
sleeping space, bathroom and other living space, but may not contain
kitchen facilities.
3. Floor area limitation: The maximum floor area allowed for a
guesthouse is 50°r6 of the habitable floor area of the main residence, up to
a maximum of 840 square feet.
f. Recreation facilities. Including recreation activity courts and facilities,
swimming pools, spas and hot tubs, provided those facilities are to be used
solely by occupants of the dwelling(s) on the same lot and their guests.
g. Security gates. Security gates and gate houses at project entranoes are
permitted through Site Development Review.
h. Heights and Setbacks. Heights and setbacks for detached shade
structures, gazebos, covered patios and enclosed structures are as follows:
Rev. Ord. 16-02 (November 2002)
For lots less than 5,000 square feet in size.
Shade Swimming
Structures, Enclosed Enclosed pools, spas,
Gazebos, Structure Structure less tubs and
Covered Patios greater than 8 than or equal to associate
and Unenclosed feet in height 8 feet in height equipmen
Structures
Height (max) 10 feet 10 feet 8 feet 8 feet
Front Yard Setback Not allowed Not allowed Not allowed Not allowed
except for Entry
features permitted
by Section
8.40.20. F.2. c
Side Yard Setback 3 feet 3 feet 0 feet 0 feet
Street Side Yana 3 feet 3 feet 3 feet 0 feet
Setbadk
Rear Yard Setback 3 feet 3 feet 0 feet 0 feet
For lots 5,000 square feet in size or larger. Rev. Ord. 16-02 (November 2002)
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Chapter 8.40 ACCESSORY STRUCTURES AND USES REGULATIONS Page 5 of 9
Shade Swimmng
Structures Enclosed Enclosed pools, spas,
Gazebos Structure Structure less tubs and
Covered Patios greater than 8 than or equal to associate
and unenciosed feet in height 8 feet in height equipmen
structures
Height (max) 15 feet 15 feet 8 feet 8 feet
Front Yard Setback Not allowed Not allowed Not allowed Not allowed
except for entry
features permitted
by Section
8.40.20.F.2.c
Side Yard Setback 5 feet 5 feet 0 feet 3 feet"
Street Side Yard 5 feet 5 feet 5 feet 3 feet"
Setback
Rear Yard Setback 5 feet 5 feet 0 feet 3 feet'
"Measured at waterline
i. Signs. Signs are regulated by Chapter 8.84, Sign Regulations
j. Swimming pools/spasJhot tubs. Private swimming pools, spas and hot
tubs are permitted as accessory structures to approved residential structures on
the same lot, subject to the following provisions:
1. Gates. Each gate providing access to the swimming pool, spa, hot tub,
or the entire site through a fence shall be equipped with aself-closing, self-
latching device designed to keep the gate securely closed when not in
actual use. The latching device of the gate shall be at feast 4 feet above
finish grade.
2. Doors. Where a garage forms part of the pool enclosure, any door
from the garage to the pool enclosure shall be equipped with a self-dosing,
self-latching device designed to keep the door securely closed when not in
actual use. The latching device of the door shall be at least4 feet above
the floor.
3. Fencing. The swimming pool, spa, hot tub, or the entire site shall be
enclosed by a fence at least 48 inches high.
4. Maintenance required. The owner or the person in possession of the
premises shall maintain the gates, doors, and fencing in good condition at
all times.
k. Tennis and sport courts. Non-commercial outdoor tennis courts and
courts for other sorts (e.g., racquetball, etc.) accessory to a residence are
accessory structures subject to the following requiremer~:
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Chapter 8.40 ACCESSORY STRUCTURES AND USES REGULATIONS Page 6 of 9
1. Fencing. Shall be subject to the height limits of Chapter 8 7~,
Landscaping and Fencng Regulations. _
2. Lighting. Court lighting shall not exceed a maximum height of 20 feet.
Such fighting shall be directed downward, shall only illuminate the court,
and shall not illuminate adjacent property.
G. Commercial and Industrial Accessory Structuros permitted pursuant to Site
Development Review and as roquirod by this Title.
1. Carports, garages, bicycle Hackers, and off street parking areas and
structures.
2. Shade structures.
3. Detached unenciosed storage buildings and pole buildings. Typically
associated with the outdoor display of building materials, nursery stock, or other
materials which are typically displayed outdoors or under a solid canopy.
4. Security gates. including security gates and gate houses at project
entrances.
S. Recreation facilities.
6. Transit facilities.
7. Trash enclosures and recycling facilities.
H. Prohibited accessory structures within all Use Types.
1. Restrooms with bathing facilities in a detached garage, office, studio or
workshop.
2. Detached inhabitable accessory structure other than a Guesthouse or
Second Unit.
8.40.030 Accessory Uses
A. Accessory Uses Encompassed by Primary Use. In addition to the prindpal uses
expressly included in a permitted (or conditionally permitted if approved pursuant to a
Conditional Use Permit) Use Typs, each Use Type shall be deemed to include such
accessory uses which are specifically identified by these Accessory Structures and Uses
Regulations; and to include such other accessory uses which are necessarily and
customarily assodated with, and are appropriate, tnddental, and subordinate to, such
principal uses. It shall be the responsibility of the Director of Community Development to
determine if a proposed accessory use is necessarily and customarily assocated with,
and is appropriate, incidental, and subordinate to, the prindpat Use Type, based on the
Director of Community Developments evaluation of the resemblance of the proposed
accessory use to those uses specifically identified as accessory to the prindpal Use
Types and the relationship between the proposed accessory use and the prindpal Use
Type. Determinations by the Director of Community Development shall be subject to
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Chapter 8.40 ACCESSORY STRUCTURES AND USES REGULATIONS Psge 7 of 9
appeal pursuant to Chapter .8136, Appeals, and a record of all such determinations shall
be maintained by the Director of Community Development.
B. Accessory Uses Subject to Regulations. Accessory uses shall be regulated in the
same manner as the principal uses within each Use Type, except as otherwise expressly
provided by these regulations.
C. Requirements for Specfflc Accessory Uses that Apply City wide. The following
accessory uses are as described below.
1. Accessory storage of building materials and equipment Building materials
and equipment being used for construction may be stored on the construction site
as long as a valid building permit is in effect for the construction. Building materials
and equipment indude stockpiles of construction materials, tools, equipment, and
building component assembly operations.
2. Wireless Communlcatlons Facilities. Wireless Communications Facilities are
subject to the provisions of Chapter 8.92, Wireless Communications Facilities
Regulations.
3. Flag poles. Flag pods are permitted uses in any zoning district.
D. Permitted Agricultural Accessory Uses.
1. Office. Office for the administration of an Agriculture Use Type.
E. .Permitted Residential Accessory Uses.
1. Garages. A Garage accessory use consists of an attached or detached
accessory structure used for the storage of vehicles, for a workshop, or for storage
space. A detached accessory garage shall not occupy more than 1,004 square feet
per residence (including any workshop or storage space within the garage) unless a
larger area is authorized by the Zoning Administrator by means of a Conditional Use
Permit. The floor area of an accessory garage that is attached to a dwelling unit is
not limited, except as may be required by the Uniform Building Code or any other
applicable construction or fire ~. The combined maximum square footage of a
detached accessory garage, workkshop, studio, or office shall not exceed 1,000
square feet unless a larger size is authorized by the Zoning Administrator by means
of a Conditional Use Permit.
2. Garage/Yard sales. The temporary sale of used household or personal articles
held on the seller's own residential premises, also referred to as a yard sale or
rummage sale, so long as such sales are limited to two days per event and are not
conducted on the same lot more than four times within a calendar year.
3. Greenhouses. A Greenhouse for the non-commercial raising of plants.
4. Guesthouses. A guesthouse may be established as an accessory use on the
lot of asingle-family residence, ~ follows:
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Chapter 8.40 ACCESSORY STRUCTURES AND USES REGULATIONS Page 8 of 9
a. Limitation on use. A guesthouse shall comply with the following
provisions:
1. For the purposes, of this Chapter, prohibited kitchen faalitiss include
kitchen-type counters and/or cabinets, kitchen sinks, or any appliances for
the preparation or preservation of food, including but not limited to, gas or
electric ranges, ovens or stovetops, microwave ovens, refrigerators with
more than 5 cubic feet of capacity, or freezers.
2. A guesthouse shall not be allowed on any lot containing a secondary
dwelling established pursuant to Chapter $~, Second Units.
3. No more than one guesthouse shall be established on any lot.
5. Home Occupations. Home Occupations are subject to the provisions of
Chapter 8. 4, Home Occupation Regulations. Rev. Ord. 1-04 (January 2004)
6. Rental and sales office. A rental and sales o#tice for the leasing and sales of
units located in the same apartment or corxiominium complex.
7. Repair and maintenance of automobiles or other vehicles. The repair and
maintenance of automobiles or other vehicles is permitted if work is being done on a
vehicle registered to the occupant of the premises. Notwiths#anding the above,
painting of motorized vehicles, or the repair and maintenance of any tractor trucks or
semi-trucks is prohibited in any residential zoning district. No sound associated with
the repair or maintenance of automobiles shall be audible at the property line.
8. Rooming and boarding. The rental of bedrooms within asingle-family dwelling
to no more than four borders is a permitted accessory use. Rental of rooms to more
than four borders constitutes a Boarding House, which is included within the
definition.of Multi-Fatuity Dwelling and is allowed in the R-1, R-2, and R-M zoning
districts by the Zoning Administrator pursuant to a Conditional Use Permit.
9. Swimming pools/spas/hot tuba. Private swimming pools, spas and hot tubs
for approved residential uses on the same lot, provided those facilities are to be
used solely by occupants of the dwelling(s) on the same lot and their guests.
10. Tennis and sport courts. Non-commercial outdoor tennis courts and courts
for other sorts {e.g., racquetball, etc.) accessory to a residential Use Type are
permitted as accessory uses.
F. Accessory Uses prohibited in Residential and Agricultural Districts. No
accessory use involving any of the following shall be conducted within a Front Yard, the
area between the Front Yard and the residence, or a Street Side Yard on a comer lot
(outside a fend or wall) in any agricultural or residential district:
1. Storage, repair or dismantling. The storage, repair or dismantling of
motorized vehicles, electrical refrigerators, washers, dryers or other household
appliances, or other items determined to be in substantial conformity with the above
by the Director of Community Deveioprnent.
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Chapter 8.40 ACCESSORY STRUCTURES AND USES REGULATIONS
Page 4 of 9
2. Storage or display. The storage or display of equipment, appliances, tools,
materials or supplies unless as part of a Garage/Yard Sale.
G. Permitted Commercial and Industrial Accessory Uses.
1. Automatlc Teller Machine.
2. Cafeteria, delicatessen and food vending. Permitted if less than 1,000
square feet in area.
3. .Plazas for public assembly.
4. Recreational facilities. Recreational facilities, whether indoors or outdoors, for
the use of employees. Such facilities include, but are not limited to: basketball
courts, ballfields, putting greens and volleyball courts.
5. Recycling collection center. Facility for collection of recyclable materials
generated on-site.
6. Retail sales. Retail sales Incidental to wholesale sales in Industrial zoning
districts where the retail sales space is 10°~ or less of the entire sales space.
7. Retail sale of products produced by a permitted Industrial Use Type on
the premises.
This page of the Dublin Municipal Code is cun~ent throu0h City Website: http://www.ci.dublin.ca.us/
Ordinance 8-ii, passed dune 7, 2011. {http://www.ci.dublin.ca.us/)
Disclaimer: The City Clerk's Office has the official version of the City Telephone: {925) 833-6600
Dublin Municipal Code. Users should contact the City Clerk's Code Publishing Company
Office for ordinances passed subsequent to the ordinance cited (http://www.codepublishing.com/)
above.
http://www.codepublishing.com/ca/DublinlDub1in08/Dub1in0840.htm1 7/8/2011
CITY OF DUBLIN
100 Civic Plaza, Dublin, California 94568 Website: http://www.dublin.ca.gov
June 10, 2011
Moe Yousofl & Solaiman Safi
Sahara Market
6783 Dublin Boulevard
Dublin, CA 94568
Brad Sanders
6787 Dublin Boulevard
Dublin, CA 94568
Re: Community Development Director Determination. regarding Section 8.76.040.M.2 (Small Tenant
Space) and Interpretation regarding Section 8.40.030.G.6 as they relate to the proposed Sahara
Market Expansion at 6783/6777 Dublin Boulevard
Dear Mr. Yousofl, Mr. Safi and Mr. Sanders:
In accordance with the provisions of the Dublin Zoning Ordinance the following determination and interpretation
have been made regarding the proposed expansion of Sahara Market:
Background
Sahara Market is located at 6783 Dublin Boulevard within a portion of the Dublin City Center commeraal
center. Sahara Market is a retail stare that sells groceries and is consistent with the definition for the "Retail-
GeneraP Use Type.
In accordance with Section 8.76.0$0 (Parking Requirements by Use Type), a "Retail-General" Use Type
requires 1 parking space for every 300 square feet of grass floor area. Sahara Market occupies a 3,317 square
foot tenant space and requires 11 parking spaces.
Proposed Expansion
Sahara Market is proposing to expand their existing market by 2,400 square feet by adding a new office,
enlarging the existing food preparation area, adding a check out counter and est~lishing a new seating area
where customers can purchase prepared food for on-site consumption, similar to an "Eating and Drinking
Establishment" Use Type.
In accordance with Section 8.76.080 {Parking Requirements by Use Type), an "Eating and Drinking
Establishment Use Type requires 1 parking mace for every 100 square feet of floor area accessible to
customers and 1 parking space far every 300 square feet of floor area rwt accessible to customers. The
Sahara Market expansion is 2,400 square feet and would require 21 parking spaces.
Tenant Spaces with Multiple Functions
The proposed expansion of Sahara Market ir~ludes two Use Types, "Retai~General" and "Eating and Drinking
Establishment. Section 8.76.040.M (Tenant Space with Multiple Functions). sets forth how parking is
determined for a tenant space with multiple functions. A Large Tenant Space is required th be parked for each
Area Code (925) • City Manager 833850 • Ciiy Couna1833-e650 • Personne1833-6605 • Economic Qavelo~nt 833-8~0
Finance 833-e640 • P~lic Works/Engirxsering i333-8630 • P~ka 8~ Community Services 833-6645 • PoMoe 833-6670
Planning/Code Enforcement 833-8810 • B~Ic#ng Inspection 833-6820 • Fire Prevention Bureau B~CHMENT 3
Use Type whereas a Small Tenant Space is parked far the primary Use Type only. The Director of Community
Development has the authority to determine whether a tenant space with multiple functions is a Large Tenant
Space or a Small Tenant Space.
Chapter 8.76 does not provide a lot of guidance in distinguishing between a Large Tenant Space and a Small
Tenant Space; therefore, Chapter 8.40 (Accessory Uses and Structures) was consulted. Sect~n 8.40.030.E
(Permitted Commercial and Industrial Accessory Uses) identifies retail sales as an a<xess4ryr use to wholesale
sates in Industrial Zoning Districts when the retail sales space is 10°~ or less of the entire wholesale sales
space.
Interpretation of an Accessory Use
While Sahara Market is not a wholesale sales business and is not located in an Industrial Zoning District,
Section 8.40-.030.G.6 provides guidance regarding the size or intensity of accessory uses in similar situations.
The Sahara Market expansion is a similar situation in that it is a retail market that would like to establish an
accessory use (a restaurant) which is more intense than the primary use (retail market). .Therefore, the
Community Development Director interprets that an accessory use to the Sahara Market may be up to 1096 of
the total tenant space.
Determination as Smal! Tenant Space
The Community Development Director has determined that the expanded Sahara Market is a Small Tenant
Space, in accordance with Section 8.76.040.M, and shall be pariced as a "Retail-General" Use Type at 1
parking space for every 300 square feet of the gross floor area. The seating area and combined food
preparation areas are an accessary use and the area of such uses shall not exceed 10% of the total square
footage of the entire tenant space. The total square footage of the. entire tenant space is 5,517 square feet; a
maximum of 10% of the tenant space, 552 square feet, may therefore be utilized for food preparation and
customer seating as an accessory use to the retail market. As such, the entire tenant space would be parked
at 1 parking space for every 300 square feet of building area and would require 18 parking spaces.
If you have any questions please do not hesitate to contact me at (925) 833.6610.
Very Truly Yours,
Jeri am, AICP
Community Development Director
Cc: Jeff Baker, Planning Manager
Mamie R. Waffle, Senior Planner
Moe Yousofi, Sahara Market mvousofiCcDQmail.com
Solatman Safi, Sahara Market safisal12Ca~yahoo.com
Brad Sanders, farsandi(a~gmail.crom
Area Code (925) • City Manager 833.8650 • City Council 833-8650 • Personnel 833-860g ° Economic Development 833-6850
Finance 833-6640 • Pudic VVorks/Engineering 833-8830 • Panics 8 Community Services 833-6645 • Po1oe 833-6870
PfanningiCode EMorc®ment 833-6810 • BuAding Inspection 833-8620 • Fire Prevention Bureau 833-6606
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Jay Fink
Ftiuniture ViFaxehouse .
67b9 Dublin Blvd.
Dublin, Ca 94568
415-302-5295.
June 20, 2011
R~CEfVED
JUN Z 0 2011
GugUN PLANING
Planning Commission ~ ~ 06 -20 -1 1 P03 : 30 R C VO
City of Dublin .. ~ - Ci~ ~+~~ s o~#' i c~ {vc~•~'e ~-
100 Civic Plaza 08-20-1 1 P03 : 5 2 R C V D
Dublin, CA 94568 ~C~ in~~~~j
lte: Appeal of Community Development Director's (Director) interpretations of Zoning
Ordinances 8.76.040.M. as stated in her June 10, 2011 to applicants Moe Yousofi and
Solaiman Safi dba as Sahara Market,
Dear Members of the Planning Commission:
As the manager of the adjacent business; Furniture Warehouse, I am compelled to appeal
the Community Development Director's interpretation of the Zoning Ordinance. I was very upset
to bear that the market's expansion is likely to not go forward because of arbitrary decisions by
the D~irectour. I was looking forward to the increased business that the expansion of the market
would have brought. Except far a few months, fax over a year, the adjacent vacant space has
been an eyesore and a detriment to business. As the closest Tenant to the marke#, I did not. view
parking as a concern. As a small business, it appears that the market is being held to more
rigorous and different standards than the larger businesses in Dublin. As a small.busine~, I
believe that Dublin should support small business.
The Directar indicated that the Zoning Ordinance provided little guidance for mine her
interpretations. Consequently, I am appeasing on the following interpretatia~ns: .
1) ~f~ithin a "Tenant Space with~Multiple Functions" (8.76.040.M), the Director defined
restaarar-t space by totaling the "seating area and combined food preparation areas".
2. Director defined an accessory use for a Small Tenant Space as 10% ar less of the total: .
Tenant square footage. .
3. Director made a determination that a Tenant Space of 5,517 (Sahara Market submitted
plans that sta#ad 5,717 square feat) is a Small Tenant apace. However there is no
definition of what is a Small Tenant Space vs. Large Tenant Space. How much square.
footage would make it a Large Tenant Space?
Very y yours, ~' ~.
Jay Fink
ATTACHMENT 4
RESOLUTION NO. 11 XX
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF DUBLIN
AFFIRMING THE COMMUNITY DEVELOPMENT DIRECTOR'S DETERMINATION
REGARDING SECTION 8.76.040.M.2 (SMALL TENANT SPACE) AND INTERPRETATION
REGARDING SECTION 8.40.030.G.6 (RETAIL SALES) AS THEY RELATE TO THE
PROPOSED SAHARA MARKET EXPANSION
6783!6777 DUBLIN BOULEVARD
(APN 941-0205-001-56)
WHEREAS, Sahara Market is an existing 3,317 square foot market that is proposing to
expand by 2,400 square feet to include, an 800-square foot seating area for cus#omers, an
enlarged food preparation area, an additional check-out counter and a new ofFce; and
WHEREAS, the proposed expansion would allow customers to purchase food for on-site
consumption similar to an Eating and Drinking Establishment Use Type; and
WHEREAS, the proposed expansion of Sahara Market includes two Use Types, "Retail-
General° and "Eating and Drinking Establishment"; and
WHEREAS, Section 8.76.040.M (Tenant Space with Multiple Functions) sets forth how
parking is determined for a tenant space with multiple functions. A Large Tenant Space is
required to be parked for each Use Type whereas a Small Tenant Space is parked for the
primary Use Type only; and
WHEREAS, the Director of Community Development has the authority to determine
whether a tenant space with multiple functions is a Large Tenant Space or a Small Tenant
Space; and
WHEREAS, on June 10, 2011, the Community Development Director made a
determination regarding Section 8.76.040.M.2 (Small Tenant Space) and an interpretation
regarding Section 8.40.030.G.6 (Retail Sales} as they relate to the proposed Sahara Market
expansion at 6783/6777 Dublin Boulevard; and
WHEREAS, on June 20, 2011, Jay Fink, the manager of the adjacent Furniture
Warehouse, filed an appeal of the Community Development Director Determination regarding
Section 8.76.040.M.2 (Small Tenant Space) and Interpretation regarding Section 8.40.030.G.6
(Retail Sales); and
WHEREAS, the City of Dublin Planning Commission held a public hearing on said appeal
on July 26, 2011; 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 appeal; and
WHEREAS, a Staff Report was submitted recommending that the Planning Commission
affirm the Community Development Director's Determination regarding Section 8.76.040.M.2
(Small Tenant Space) and Interpretation regarding Section 8.40.030.G.6 (Retail Sales}.
ATTACIEIMEI~iT S
NOW, THEREFORE, BE IT RESOLVED that the City of Dublin Planning Commission
does hereby find that:
A. Without any guidance in the Zoning .Ordinance, it is reasonable to conclude that a 5,717
square foot tenant space is a "Small Tenant Space."
B. Without any direct guidance in the Zoning Ordinance that defines when a use is primary
or secondary under Section 8.76.040.M of the Zoning Ordinance, it is reasonable to treat
a more intense "Eating and Drinking Establishment" use as "primary" to a less intense
Retail-General° use when it exceeds 10% of the total square footage, borrowing the
standard allowing up to 10% accessory retail uses in industrial zones.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the City of Dublin Planning
Commission does hereby affirm the June 10, 2011 OfFcial Interpretation and Determina#ion of
the Community Development Director.
PASSED, APPROVED AND ADOPTED this 2fi~' day of July 2011 by the following vote:
AYES:
NOES:
aBSENT:
ABSTAIN:
Planning Commission Chair
ATTEST:
Planning Manager
O:b4gendss120f 11Sshs-e IWarJcetlPC Reno 07 2B 1 f tins! Draft 07 21 11.doc
2
Mamie Waffle
From: Jeff Baker
Sent: Wednesday, July 06, 2011 10:54 AM
To: Mamie Waffle
Subject: FW: support the expansion of-Sahara Market
Mamie -Please Include as an attachment to your staff report. Jeff
From: ivaheta Safi [mailb~:nahetas@yahoo.oom] -
Sent: Wednesday, July O6, 2011 1:53 AM
To: Planning Commission; ilm Sbranti; kevin.hart.d~dublin.ca.gov; Don Biddle; Eric Swalweii
Cc: expansion(a~saharamkt.oam -
Sub~ect: support the expansion of Sahara Market
I strongly support the expansion of Sahara Market!
Naheta Safi.
Attachment 6
Mamie Waffle
From: Jeff Baker
Sent: Wednesday, July ~, 2011 1:43 PM
To: Mamie WafBe
Subject: FW: Please allow expansion of Sahara Market
Mamie -Anther email to include as an at~chment to your pcsr. Jeff
-----Original Message----
From: f quadri [maifto:f quadrita~yahoo.com]
Sent: Wednesday, July 06, 2011 12:53 PM
To: Planning Commission; Tim Sbranti; Kevin Hart; Don Biddle; kassie.hiddenbrand a~dublin.ca.gov;
Eric Swalwell
Cc: expansion cLbsaharamkt.com
Subject: Please allow expansion of Sahara Market
Gentlemen and Ladies of Dublin City Council. Please allow the expansion of Sahara Market. This is
one of the Ethnic Food Supply stoe essential to support the community of Afghans, Indians,
Pakistanis and other ethnic minorities living in the wonderful city of Dublin. Your favorable decision
will be much appreciated.
Farooq Quadri
Ma~n~e we~ne
From: Jeff Baker
fit: Wednesday, July 06, 2011 2:21 PM
To: Mamie Waffle
Subject: FW: I support the expansion of Sahara Market
Hi Marnie -Please include in your PCSR. Jeff
From: H N [rr:aitto:nawbaryh~gmaii.oom]
Sent: Wednesday, July 06, 20112:19 PM
To: Planning Commission
Cc: expansion@~saharamkt.c~m
Subject: I support tine expansion of Sahara Market
Dear Dublin Planning Commission
I support the Expansion of Sahara Market, it is an asset to our community.
Thank you
-Hamad Nawbary
Mamie Waffle
From: Jeff Baker
Sent: Thursday, July 07, 20112:36 PM
To: Mamie Waffle
Subject: FW: Shara Market Expansion Plan
Please include with the PCSR. Jeff
From: zutus~yahoo.com [mailto:zubssC~Yahoo.com]
Sent: Thursday, July 87, 20112: i5 PM
To: Planning Commission; Tim Sbranti; Kevin Hart; Don Biddle; kassie.hkldenbrand@dubiin.ca.gov; Erk Swalwefi
Cc: expanston~saharamkt.oom
Subject: Shara Market Expansion Plan
Dear Mayer, Voice Mayer & City Council Members,
I just want to say that the expansion of Sahara Market is greatly needed in the
community. Sahara Market has proven in the last 12 months that they are a vital service
to our community, a good source of tax revenue to City of Dublin and a source of
employment at this current economic time. I urge you to consider and okay their
expansion project.
Regards,
Zubair Simab, resident of Danville.
Mamie WafNe
From: Jeff Baker
Sent: Friday, July 08, 2011 8:43 AM
To: Mamie Waffle
Subject: t=W: Sahara Market expansion
From: javed mohammed [matlto javed_mohamrr:ed~hotmall.com]
Sent: Thursday, July 07, 20115:51 PM
To: PlanMng Commission; Tim Sbranti
Cc: expanslon@saharamkt.oom
Subject: re: Sahara Market expansion
Dear Mayor and Planning Comm~sion members,
I am a frequent patron of Sahara Market. The value they bring to the community is immeasurable. Quality and variety of
middle eastern foods at great value.
They are providing to one store things that would require multiple sires. I am not sure what the objection !s to their
expansion, but I just want to say that they enhance the community and are good for commerce and dty of Dublin.
I work in Pleasanton, and really support theft plans.
Javed Mohammed
Milpitas, CA
(408)821-2933
Mamie Waffle
From: Jeff Baker
Sent: Monday, July 11, 2011 9:00 AM
To: Mamie Waffle
Subject: FW: We support the Sahara Market Expansion
From: Famaz Chaudhary [mailb~:fhussain999C~yahoo.com]
Sent: Sunday, July 10, 20114:25 PM
To: Planning Commission; Tkn Sbrenti; kevin.hart~ci.dublin.ca.gov; Don Btddle; kassie.hklc~nbrand@dubpn.ca.gov; Eric
Swalwell; expansion~saharamkt.oom
Cc: Imran Chaudhary
Subject: We support the Sahara Market Expansion
We Support the Sahara Market Expansion. Please reconsider your ruling for this project. This is a vital
community market that many local residents frequent.
Mr. Itnran and Mrs. Famaz Chaudhary
6450 Dougherty 1Zd
Dublin, CA 945b8
Famaz Chaudhary - fhussain999nn.yahoo.com
We should first change our behavior sa we may deserve Allah's mercy.
Then we should hope for it.
Mamie Waffle
From: Jeff Baker
Sent: Wednesday, July 13, 2091 8:39 AM
To: Mamie Waffle
Subject: FW: Appeal for Sahara Market expansion
From: Zahid Hussain [mailto:zahidnet@yahoo.aom]
Sent: Tuesday, July 12, 2011 11:48 PM
To: Planning Commission; Tim Sbranti; Kevfn Hart; kassie.hkidenbrand@dubtin.ca.gov; Eric Swalweli
Cc: expanslon~saharamkt.oom
Subject: Appeal for Sahara Market expansion
Dear Sir,
We fully support the Expansion of Sahara Market.
Based on our family and friends experience, here are the reasons, why we
support Sahara market expansion project.
• Not enough space to eat inside for families and specially for our
troops come from near by facility in Dublin.
• Best variety, and ethnic food in town.
• Organic, Quality meat shop.
• Best prices in town.
• Expansion project will create instant employment. opportunity.
• Favorite eating place for our troops.
• Extremely courteous customer service.
• Kids love the healthy food after school.
• Moms favorite grocery and to go food place for kids.
We thank you so much for your consideration.
Sincerely,
Zahid Hussain and family
2258 Magnolia Bridge Drive
San Ramon, CA 94.582
925-321-1050 cell
i
Mamie Waffle
From: Jeff Baker
Sent: Monday, July 18, 2011 9:22 AM
To: Mamie Waffle
Subject: FIN: Sahara Market
From: ja-simsC~cancast.net [mattbo:ja-stms~eomcast.net]
Sentr Saturday, July 16, 2011 11:16 AM
To: Ptanning Commission; tim.rania@dublin.ca.gov; Don Biddle; kassie.hlddenbrand~dublin.ca.gov; Eric Swalwell
Cc: expansion~saharamkt.oom
Suti: Sahara Market
Hello,
As a regular patron of Sahara Market I was surprised to hear the expansion was denied recently. I
have great respect for the Mom and Pop /Brick and Mortar businesses which are the backbone of
our economies. They are overlooked so often because of the big box stores and large employers
who receive all of the attention of city governments and concessions including tax breaks. These
small businesses start small and build business over time. They are doing all of the right things in
growing, expanding, creating jobs, and tax revenues. Le#'s not hinder progress!
Not knowing all of the details for the denial. I am perplexed at the expansion denial based on the
large amount commercial space .which is vacant during our recent economic meltdown. More Sahara
Markets are needed to fill the void of businesses lost in recent years.
encourage you to find away to work with Moe & Sal so progress and success can succeed.
Cheers. John Sims