HomeMy WebLinkAbout6.2 Creative Playschool Mod
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File #
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: January 6, 1998
SUBJECT:
EXHIBITS ATTACHED:
RECOMMENDATION:
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2.
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4.
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FINANCIAL STATEMENT:
DESCRIPTIONIBACKGROUND:
PA 95-017
PUBLIC HEARING PA 97-044, A Creative Playschool Modification to a
Conditional Use Permit (CUP) (Report Prepared By: Dennis Carrington,
Senior Planner/Zoning Administrator) ~
A
Resolution Approving Modification to CUP P A 96-026 A Creative
Playschool
Resolution Denying Modification to CUP P A 96-026 A Creative
Playschool
City Council staff report for P A 96-026 dated August 13, 1996
Minutes from City Council meeting of August 13, 1996
Resolution approving CUP 96-026 A Creative Playschool
Applicants' Written Statement
Memo from Department of Public Works
B.
C.
D.
E.
F.
G.
Open Public Hearing
Receive Staff Presentation and Public Testimonv
Question staff and public; close public hearing; deliberate
Options for action:
A. Approve Modifications to CUP 96-026 by adopting
Resolution (Exhibit A);
B. Deny Modifications to CUP 96-026 by adopting Resolution
(Exhibit B); or,
C. Give staff other directions
No financial impact.
A Conditional Use Permit, PA 95-017, was first approved for A Creative Playschool on July 25, 1995.
The project location is 6837 Amador Valley Boulevard at the northwest comer of Amador Valley Boulevard
and Brighton Drive. That permit:
1. Required a maximum enrollment of20.
2. Allowed no signs.
3. Required that children not play outside before 9:00 a.m..
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COPIES TO: A Creative Playschool
In House Distribution
ITEM NO.
6.2
4. Restricted the number of children that could be permitted in the year yard at anyone time to 10. The
project location is 6837 Amador Valley Boulevard at the northwest comer of Amador Valley Boulevard
and Brighton Drive.
epA 96-026
On August 13, 1996, modifications to P A 95-017 were requested to:
1. Increase the maximum enrollment at the Playschool from 20 to 30 children.
2. Permit the installation oftwo 1-1/2' X 2' identification signs on the house and a vehicle sign on a car to
be parked at the site.
3. Permit children to play in the rear yard after 8:00 A.M. rather than 9:00 A.M.
4. Increase the number of children permitted in the rear yard at one time from 10 to 30 children.
At the August 1996, public hearing, the City Council modified the Conditional Use Permit to allow
installation of two identification signs on the house and to allow a vehicle sign. The other requests were not
approved. A copy of the City Council staff report, minutes of the meeting, and Resolution of Approval are
attached (Exhibits C, D and E).
PA 97-044
This request for a modification to the Conditional Use Permit approved on August 13, 1996, is as
follows:
.:
3.
Increase the maximum enrollment at the Playschool from 20 to 30 children.
Permit children to play in the rear yard after 8:00 A.M. rather than 9:00 A.M.
Increase the number of children permitted in the rear yard at one time from 10 to 30 children.
ANALYSIS:
Environmental Analvsis:
The Negative Declaration was approved by the City Council on July 25, 1995. The Initial Study
evaluated the project based on the original application which was for 30 children and for an approval which
allowed no more than 10 children in the back yard at anyone time. That Initial Study determined that a
Negative Declaration of Environmental Impact could be issued ifno more than 10 children were allowed in the
back yard at anyone time. The noise impacts of any increase above the 10 children allowed in the back yard at
anyone time would therefore not be addressed by the Negative Declaration. It is Staffs opinion, based on field
observations, that an increase above 10 students allowed in the back yard at anyone time would generate a
noise level that would have negative impacts on neighboring properties. If the City Council wishes to allow an
increase in the number of children allowed in the back yard at anyone time, Staff recommends that the City
Council do so only after requiring the preparation of an Environmental Impact Report to evaluate potential noise
impacts.
Modifications ReQuested:
e.
Increase the maximum enrollment at the Playschool from 20 to 30 children.
2
The original staff report and associated environmental document addressed a project with 30 children.
Therefore, should the City Council wish to make this change, the project would be covered under the existing
environmental document and associated traffic study. Concerns have been raised by nearby residents at past
.earings about potential traffic problems were the number of children to be increased to 30. There is one
complaint outstanding on this property that was filed on December 29, 1997, alleging that more than ten
children were playing in the back yard at one time. The Department of Public Works has prepared a
memorandum (Exhibit G) stating that there were three traffic accidents at the intersection of Amador Valley
Boulevard and Brighton Drive in 1996 and four in 1997, none of which were related to the day care center.
2. Permit children to play in the rear yard after 8:00 A.M. rather than 9:00 A.M.
The City's typical Home Daycare/Pre-school standards restrict outside play before 8:00 A.M. In this
instance, however, staff recommended that no outside play take place at this Center before 8:30 A.M. because of
the concerns expressed by neighbors (some of whom work at home, others work nights and sleep days). At the
conclusion of the public hearing on July 25, 1995, City Council modified staffs recommendation to restrict
outside play prior to 9:00 A.M.
3. Increase the number of children permitted in the rear yard at one time from 10 to 30 children.
The Applicant's original written statement stated that there would rarely be more than 10 children at a
time in the rear yard, therefore, noise would not be a negative factor. Based on the Center's location in a
residential area, the adjacent yard's orientation, the Applicant's written statement and proposed number of
students, staff concluded that noise would not be a significant impact if only 10 children at a time would be in
the rear yard. Therefore, staff recommended that 10 children in the yard be made a condition of the approval of
AJ:le Conditional Use Permit. The noise impacts of any increase above the 10 children allowed at a time would
~herefore not be addressed by the Negative Declaration for the original application. It is Staffs opinion that an
increase above 10 students would generate a noise level that would have negative impacts on neighboring
properties that would require the preparation of an Environmental Impact Report.
Staff recommends that this condition not be modified. The adjacent homeowner's yard on Brighton is a
side yard and the house is approximately 5 feet from the property line. More than ten children in the rear yard at
anyone time would be too noisy for this location and this particular lot configuration and would have noise
impacts requiring the preparation of an Environmental Impact Report.
Miscellaneous
Staffhas been informed by an attorney representing neighbors that A Creative Playschool has filed suit
against several neighbors. Staff has not independently verified if this is correct, nor has staff seen the pleadings
to determine the nature of the complaint. The City Attorney has indicated that the existence of litigation
between A Creative Playschool and neighbors is irrelevant to the application before the Council.
Recommendation
Staff recommends that the City Council open the public hearing, deliberate, and either: (1) adopt a
Resolution Approving Modifications to CUP 96-026 (Exhibit A); or (2) adopt a Resolution denying
.odifications to CUP 96-026 (Exhibit B); or, give staff other directions.
G:\P A97044/ccsr
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RESOLUTION NO.
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A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
MODIFYING PA 96-026 A CREATIVE PLAYSCHOOL DAYCARE CONDITIONAL USE
PERMIT AT 6837 AMADOR VALLEY BOULEVARD
WHEREAS, Janet Zupetz and Dawn Bowen submitted an application requesting a modification
of the conditions of approval of P A 95-017 as subsequently modified by P A 96-026, A Creative
Playschool Conditional Use Permit, located at 6837 Amador Valley Boulevard; and
WHEREAS, the application has been reviewed in accordance with the provisions of the
California Environmental Quality Act (CEQA) and it was found that it was consistent with the Negative
Declaration adopted by the City Council on July 25, 1995 and that no new information has been
discovered requiring additional environmental review; and
WHEREAS, the City Council held a public hearing on said application for modification on
January 6, 1998;
WHEREAS, proper notice of said public hearing was given in all respects as required by law;
and
.
WHEREAS, the Staff Report was submitted outlining all the pertinent facts; and
WHEREAS, the City Council did hear and consider all said reports, recommendations and
testimony herein above set forth and used their independent judgment to evaluate the project.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does hereby find
that:
A. The modifications requested by the Applicant for the day care facility will assist in its
serving a public need by providing day care in a residential neighborhood, in a convenient
location.
B. The use continues to be properly related to other land uses and transportation and service
facilities in the vicinity, as the Center will maintain the residential character of the residence. A
Creative Playschool is located on a corner lot and has convenient parking. A traffic study was
performed for the project and the applicants have contributed their fair share oftraffic impact
fees.
C. The modifications ofthe Conditional Use Permit, under all circumstances and conditions
of this particular use, will not materially adversely affect the health or safety of persons residing
or working in the vicinity, or be materially detrimental to the public welfare or injurious to
. property or improvements in the neighborhood, as all applicable regulations will be met.
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EXHIBIT A
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D. The modification is consistent with the specific intent clauses or performance standards
established in the R-I-B-E Zoning District.
E. The approval of the modification of the Conditional Use Permit will be consistent with
the Single Family Residential designation of the Dublin General Plan.
BE IT FURTHER RESOLVED THAT THE Dublin City Council does hereby approve the
modifications to P A 96-026 A Creative Playschool Conditional Use Permit application by replacing the
Conditions of Approval of Resolution No. 104-96 with the following conditions of Approval.
CONDITIONS OF APPROVAL:
Unless stated otherwise. all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use. and shall be subiect to Planning Department review and
approval. The following codes represent those departments/agencies responsible for monitoring
compliance of the conditions of approval. rpL.l Planning. [B] Building. rpOl Police. rpWl Public
Works rADMl Administration/City Attorney. rFIN} Finance. rFl Dougherty Regional Fire Authoritv.
rDSRl Dublin San Ramon Services District. rCOl Alameda County Department of Environmental
Health.
1.
This Conditional Use Permit approval for P A 97-044 is to allow the operation of a daycare
facility at 6837 Amador Valley Boulevard in an R-I-B-E Single Family Residential Combining
District. This approval shall generally conform to the plans stamped approved, labeled Exhibit
A, consisting of "Alternative No.1 Site Plan" dated June 29, 1995, and a "Floor Plan" dated
May 30, 1995. [PL]
2. The maximum number of children present at the day care facility at anyone time shall not
exceed 30. [PL]
3. The day care shall operate Monday through Friday between the hours of6:30 a.m. and 6:30 p.m.
and shall be closed on the weekends. The operator ofthe Center shall ensure that the arrival time
of children is prearranged and is on a staggered schedule. [PL]
4. Prior to receiving a business license, the applicant shall make all improvements indicated on the
site plan and floor plan, including but not limited to filling in the swimming pool, extension of
the driveway, and construction of an additional bathroom.
5. Prior to receiving a business license, the applicant shall make all necessary improvements for an
"E" Occupancy in conformance with the Uniform Building Code.
6. Prior to receiving a business license, applicant shall:
a. Provide a fire alarm system as per California Code of Regulations Section 3200 and
32004;
b.
Provide one 2AI0BC Fire Extinguisher;
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c. Provide smoke detectors in all bedrooms and hallways per the 1991 V.B.C.
7.
Children sounds shall be controlled so as not to create a nuisance to the adjoining residential
neighborhood. No outside activities may take place before 8:00 a.m. [PL, PO]
8. The operator of the Center shall require that children remain either inside the Center or in the
backyard for pickup by their parent or guardian. [PL, PO]
9. There shall be a maximum of 30 children at a time in the backyard ofthe Center. When children
are in the backyard they shall be supervised by a Center employee at all times.
10. Prior to the establishment of this use, the operator shall submit a copy of the State Department of
Social Services License Permit for the operation of a day care. [PL]
11. On a continuous basis, the Applicant shall provide the City of Dublin Planning Department with
a current day care operating license issued by the State of California Department of Social
Services.
12. The day care director shall, at the minimum of a once-a-year basis, make arrangements to have
the Dublin Police Services Child Abuse Prevention Program, or an equivalent program approved
by Dublin Police Services, presented to the Staff and children attending the facility. A
certification of the presentation of such a program shall be presented to the Planning Department
on a yearly basis. [PL, PO]
This use shall comply with all applicable Planning, Building, Alameda County Fire Department,
Police Department, Dublin San Ramon Services District and State of California Department of
Social Services regulations and ordinances. [PL, B, F, PO, DSR]
14. This approval shall be null and void in the event the approved use fails to be established within
one year, or ceases to operate for a continuous one-year period. [PL]
15. No further modifications to the site or exterior portion of the residence shall be done without
prior review and approval of the Planning Director and must comply with all applicable zoning,
building code and engineering regulations including issuance of building permits. [PL, B]
16. Signage shall be allowed on the site consistent with Exhibit G to the August 13, 1996, Staff
Report. Additionally, a vehicle sign shall be permitted consistent with the City's Sign
Ordinance. [PL]
17. The Applicant shall be responsible for cleanup and disposal of project related trash in order to
maintain a clean and litter free site. [PL]
18. Two parking spaces in the existing garage and two parking spaces in the driveway shall be
reserved for employee parking. [PL]
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19.
At any time during the effectiveness of this approval, the approval shall be revocable for cause in
accordance with Section 8.96.020.1 of the Dublin Zoning Ordinance. Any violation of the terms
or conditions of this permit shall be subject to citation. [PL]
20. Prior to issuance of building permits, Applicant shall voluntarily pay the traffic improvement
funds.
21. The Day Care Director shall not allow Center staff or parents to park on Amador Valley
Boulevard.
PASSED, APPROVED AND ADOPTED this 6th day of January, 1998.
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
G:\P A97 -044\CCres 1
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RESOLUTION NO.
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A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF DUBLIN
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DENYING A MODIFICATION OF PA 96-026 A CREATIVE PLAYSCHOOL DAYCARE
CONDITIONAL USE PERMIT AT 6837 AMADOR VALLEY BOULEVARD
WHEREAS, Janet Zupetz and Dawn Bowen submitted an application requesting a modification
of the conditions of approval of P A 95-017 as subsequently modified by P A 96-026, A Creative
Playschool Conditional Use Permit, located at 6837 Amador Valley Boulevard; and
WHEREAS, the application has been reviewed in accordance with the provisions ofthe
California Environmental Quality Act (CEQA); and
WHEREAS, the Negative Declaration was approved by the City Council on July 25, 1995; and
WHEREAS, the Initial Study evaluated the project based on the original application which was
for 30 children and for an approval which allowed no more than 10 children in the back yard at anyone
time; and
.
WHEREAS, that Initial Study determined that a Negative Declaration of Environmental Impact
could be issued if no more than 10 children were allowed in the back yard at anyone time; and
WHEREAS, the noise impacts of any increase above the 10 children allowed in the back yard at
anyone time would therefore not be addressed by the Negative Declaration; and
WHEREAS, it is Staffs opinion, based on field observations, that an increase above 10 students
allowed in the back yard at anyone time would generate a noise level that would have negative impacts
on neighboring properties; and
WHEREAS, staff recommends that, if the City Council wishes to allow an increase in the
number of children allowed in the back yard at anyone time, that it do so only after requiring the
preparation of an Environmental Impact Report to evaluate potential noise impacts; and
WHEREAS, the City Council held public hearing on said application for modification on
January 6, 1998; and
WHEREAS, proper notice of said public hearing was given in all respects as required by law;
and
WHEREAS, the Staff Report was submitted outlining all the pertinent facts; and
WHEREAS, the City Council did hear and consider all said reports, recommendations and
testimony herein above set forth and used their independent judgment to evaluate the project.
.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does hereby find
that the modifications of the Conditional Use Permit, under all circumstances and conditions of this
1
EXHIBIT e,
.... .. . ..
particular use, may create a use incompatible with the adjacent residential uses by increasing the level of.
noise, increasing traffic during morning and evening pick up and drop offhours, and changing the
character of the surrounding community by on-site advertising in a residential area. .
BE IT FURTHER RESOL VED THAT THE Dublin City Council does hereby deny the
modifications to PA 96-026, A Creative Playschool Conditional Use Permit, and does hereby direct that
the conditions of approval of Resolution No.1 04-96 shall remain in full force and effect.
PASSED, APPROVED AND ADOPTED this 6th day of January, 1998.
AYES:
NOES:
ABSENT:
Mayor
ATTEST:
City Clerk
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O:\P A97044\CCrcs2
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CITY CLERK
File # O@[3J[ill-BJ[Q]
AGENDA STATEMENT
CITY COUNCIL MEETING DATE: August 13,1996
SUBJECT:
PUBLIC HEARING A Creative Playschool Modification to CUP
(Report Prepared By: Jeri Ram, Associate Planner) ~
A. Resolution Approving Modification to CUP PA 95-017 A Creative
Playschool
B. Resolution Denying Modification to CUP PA 95-017 A Creative
Playschool
C. City Council staff report dated July 25, 1995
D. Minutes from City Council meeting of July 25, 1995
E. Resolution approving CUP 95-017 A Creative Playschool
F. Applicants' Written Statements
G. Conceptual Signage Plans
H. Memo from Public Works Director
1. Memos from Dublin Police Dept. and Public
Works Director
EXHIBITS A TT ACHED:
~COMMENDATION: ~I
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1) Open Public Hearing
2) Receive Staff Presentation and Public Testimony
3) Close Public Hearing
4) Deliberate and Consider Options for Action:
A. Approve Modifications to CUP 95-17 by adopting Resolution
(Exhibit A);
B. Deny Modifications to CUP 95-17 by adopting Resolution
(Exhib~t B); or,
C. Give staff other directions
FINANCLU- STATKME1\1'f:
No fmancial impact.
DESCRIPTION:
Modifications to Conditional Use Permit PA 95-017 that was approved on July 25, 1995, by the City Council.
The modifications would increase the maximum enrollment at the Playschool from 20 to 30 children; permit the
installation oftwo 1-1/2' X 2' identification signs on the house and a vehicle sign on a car to be parked at the
site; permit children to play in the rear yard after 8:00 A.M. rather than 9:00 A.M.; and, increase the number of
children permitted in the rear yard at one time from 10 to 30 children.
eo;
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COPIES TO: A Creative Playschool
In House Distribution
ITEM NO.
EXHIBit c.
6.1
BACKGRO{)ND:
The Creative Playschool Conditional Use Permit was denied by the Planning Commission on June 19, 1995.
alhe Applicants appealed the Planning Commission's decision to the City Council. The City Council
"onditionally approved the application on July 25, 1995. A copy of the City Council Staff Report, Resolutions
and minutes of the meeting are attached (Exhibit C, D and E).
... - .
-.... .
ANALYSIS:
Environmental:
The Negative Declaration was approved by the City Council on July 25, 1995. The Initial Study evaluated the
project based on the original application which was for 30 children. Since the Negative Declaration was
adopted, the City has identified no new environmental information which would require other revisions to the
Negative Declaration.
Modification:
The Applicant has requested a modification of several conditions of approval of the Conditional Use Permit
(Exhibit F). Some of the conditions were originally recommended by Staff, others were added to the project
approval by the City Council following the public testimony at the public hearing on July 25, 1995 (See minutes
of meeting , Exhibit D). The chart below shows those conditions that the Applicant is requesting to change and
when the condition was originally placed on the project:
ondition
No. _...
_ ~ . Co~?iti~~:(:rert.,~;:\:~. ;,.i' 0 ::'~:;' ,..."-,,.m :, Added 'QY City _ .Recommended
_ ;-+i~:~~:~~~:4':'~ ~6~t~~~~:~~~11;::I;~'~~~~~fii~irf~ '.',~...~:~~\l<- _~ ;~!, Staff
.". ...
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7.
The maximum number of children present at the day care
facility at anyone time shall not exceed 20.
Children sounds shall be controlled so as to not create a
nuisance to the adjoining residential neighborhood. No
outside activities may take place before 9:00 a.m.
There shall be a maximum of 10 children at a time in the
backyard of the Center. When children are in the backyard
they shall be supervised by a Center employee at all times
There shall be no signs displayed at the Center
x
2.
x
9.
x
16.
x
Condition No.2:
The original staff report and associated environmental document addressed a project with 30 children.
Therefore, should the City Council wish to make this change, the project would be covered under the existing
environmental document and associated traffic study.
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Condition '\0. 7:
_.!he City's typical Home Daycare/Pre-sc~ool standards restricto~tside play before ~:OO A.M. In this instance,
__,."Jwever, staff recommended that no outsIde play take place at this Center before 8:...,0 A.M. because of the
concerns expressed by neighbors (some of whom work at home, others work nights and sleep days). At the
conclusion of the public hearing on July 25, 1995, City Council modified staffs recommendation to restrict
outside play prior to 9:00 A.M.
Condition No.9:
The Applicant's original written statement (see Attachment 7 to Exhibit C) stated that there would rarely be
more than 10 children at a time in the rear yard, therefore, noise would not be a negative factor. Based on the
Center's location in a residential area, the adjacent yard's orientation (Attachment 6 to Exhibit C), the
Applicant's written statement and proposed number of students, staff concluded that noise would not be a
significant impact if only 10 children at a time would be in the rear yard. Therefore, staff recommended that 10
children in the yard be made a condition of the approval of the Conditional Use Permit
Staff recommends that this condition not be modified. The adjacent homeowner's yard on Brighton is a side
yard and the house is approximately 5 feet from the property line. More than ten children in the rear yard at any
one time would be too noisy for this location and this particular lot configuration.
Condition No. 16:
~e City's typical Home Daycare/Pre-school standards state that "no sign advertising the day care use shall be
~\::::Stalled on the property." Ibis requirement has been placed on most large 7-12 children family day care
-facilities in the City (small family day care is not regulated by the City in accordance with State law). A
Creative Playschool was the :first day care facility to be approved in the City following the adoption of the new
Sign Ordinance. The Sign Ordinance allows (by exemption) the following types of signs:
Section 8.08.140 Exempt Signs. . . " - -" .
D. House Numbers and Name Plates. House numbers, name plate or identification of house
members (provided sign does not exceed two (2) square feet maximum area), mail box
identification, street names, . . . .
L. Vehicular Signs. A vehicle with Vehicular Signs affixed shall be parked on the property on
which the business is located, and as close as practical to the business it serves. The vehicle shall
nor be used as a sign platform or for the sole purpose of attracting people to a place of business.
Staff 5 original reconunended condition of approval for this project was that it comply "villi the City's Sign
Ordinance. That would have allowed the Applicant to have one identitying name plate under 2 square feet and
a vehicular sign. At the conclusion of the public hearing on July 25, 1995, the City Council revised staffs
recommended condition to restrict any signage on the site.
. The Ap~licant ~s requesting that they be allowed to have two wall signs, each smaller than 2 square feet, and
..._:;?:?e vehicular SIgn.
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Research on Project Implementation:
. Enrollment:
The Applicant has indicated that their present enrollment is 12 children, with a maximum of 10 children presen
at anyone time. Since they have been in operation they have had a maximum enrollment of 18 students.
Complaints:
There were three zoning enforcement complaints fIled with the City; one in relation to signage, the others
related to completion of construction items that were conditions of the CUP and signage. Staff investigated the
complaints and was unable to substantiate them.
TrafflC:
Staff reviewed current information on traffic to detennine if there were any changes or new information since
Staffs review of the application last year.
Since the project has been approved. the Public Works Department has painted a red curb in front of the project
on Amador Valley Boulevard and a green curb on Brighton. The Public Works Department reviewed the
proposed increase of students and indicated that they did not recommend any new conditions of approval if the
Playschool were increased to 30 children (Attachment H). Their original review of the project (last year) was
.for a playsch~ol with a maximum enrollment of 30 students.
The Dublin Police Department and Public Works Department reviewed the existing traffic conditions in relation
to the PlayschooL During calendar years 1995 - 1996 there were three accidents (Attachment I). Both
departments noted that the accidents were not a result of Playschool traffic. The accident in 1995 was prior to
the Playschool being open. The Police Department noted that at the present time Playschool traffic was not
creating a problem. However. they also indicated that the propo~ed increase of students may have a negative
impact on parking and traffic on Amador Valley Boulevard.
Recommendation
Staff recommends that the City Council open the public hearing, deliberate, and either: (1) adopt a Resolution
Approving Modifications to CUP 95-017 (Exhibit A); (2) adopt a Resolution denying Modifications to CUP
95-017 (Exhibit B); or, give staff other directions.
G:\PA96-016
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4
NEhas slaled they produced a soils report and they stated they expected there wou!' e
uperficial maintenance issues. nIt: City accepted it7 but he was present to sayey
will . even though the City approved it. He is concerned that the City is expec ~ to
spend tho money.
.
Ms. de Temp tated if they try to sell their house7 they have to disclose th.. With Ii quick
fix tiley have to . close yes they had problems and yes there was a qui fix. Theyare the
ones Ur}1O wHl tak e loss of value on their properties. How many rs will they come out
and do a quick fix?
Mayor Houston stated he 11 it is a separate issue of who pa T. Tor what when and why: At
this point, this is not an ace table alternative. The City . ds to authorize the work to be
done. I,Ve are under a deadJi d it has to get done. e would be in favor of awarding the
bid and stated he recognized th . Nahas had bee. rought in late.
Cm. Moffatt indica.ted that the Nah ave don everything in their power to try to rectify
this problem and hoped if this resoluti ~rough that there be a lot of discussion and
negotiation before anyone decides to eras. . omeys. He hoped this could be talked out more
rather than going to court. He would 1': e is also) but indicated he hoped Ron Nahas
would not have to pay for the vd10le .' x and b ' ie to negotiate a part as mutually
agreeable.
launch supporter of the City who
stated he would go along with
Cm. Burton cOlnmented that r. Nahas has been a ve.
contributes regularly and deserves to be recognized
this and would go alan ."th Cm. Moffaff~ suggestion.
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On motion of Ma r Houston, seconded by Cm. Barnes, an
Council adopt 4.11 600-30)
RESOLUTION NO. 103 - 96
unanimous vote, the
i
I '"ill
AWARDING CONTRACT 96-04
GHERTV HILLS SLOPE REPAIR TO GORDON N. BALl.. INC. ($
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PUBLIC HEARING
A CREATIVE PLAYSCHOOL REQUEST FOR MODIFICATION TO CUP
8:50 p.m. 6.1 (450-50)
Mayor Houston opened the public hearing.
A<>sociate Planner Jeri Ram presented the Staff Report. A Creative Playschool has
requested modifications to their CUP which was approved in July of 1995 by the City
Council. Modifications requested would increase the maximum enrollment at the
Playschool from 20 to 30 children; permit the installation of two 1 1/2' x 2'
. identification signs on the house and a vehicle sign on a car to be parked at the site;
permit children to play in the rear yard after 8:00 a.m., rather than 9:00 a.m., and
crn' COUNCIL MINUTES
VOLUME 15
REGULAR MEETING
August 13, 1996
PAGE 398
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EXHIBIT. D
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increase the number of children permitted in the rear yard at one time from 10 to 30
children.
-::.::. Ms. Ram requested that the Council conduct a public hearing, deliberate and consider
the adoption of a Resolution either approving or denying the requested modifications.
Ralph Hughes Attorney stated he would like to defer to Ms. Zupetz and then allow
others to talk. He requested to be able to speak at the end.
. .
Ms. Zupetz stated she has been licensed by the State of CA, Department of Licenses
since November of 1995. 'I11e inside of her facility was approved for 30 children and
she requested that she be able to have 30 children. Most of her clients are Dublin
residents and they are very happy with her facility. She also requested that the
children be able to play outside at 8:00 a.m., instead of 9:00 a.m. It's not fair to the
children when they get there at 7:00 a.m.; and if it's a nice day; they should be able to
go out and play. She would also like all the children to be out in the back yard
occasionally. She would like a sign for emergency purposes. A few seconds of calling
911 and them not being able to find her facility would be critical. Of the 21
conditions placed on her playschool, she is only asking for 4 modifications.
Laura Sandoval, 7585 Amador Valley Boulevard #9, stated her daughter Jordan was
one of the first students at the playschool. She is a single parent and finding affordable
daycare is extremely impDliant. Telling a 6 year old that they can't play outside is
difficult for them to understand. A warding them the signs would definitely be an asset
for the safety of the children. Traffic is not that bad because parents pick them up at
different times of the day. The fac~lity is plenty big enough for 30 children.
Matthew Troiano, 6814 Amador Valley Boulevard stated he supported the CUP
changes for this center. It's important to have this at this location. They are good
neighbors and they deseNe to have these changes made. They are an asset to the
neighborhood and they are real good people.
Donald Krekorian, 6842 Brighton Drive stated this was the third time he had appeared
to voice his opinion regarding this issue. Even though a year has passed, his position
has not changed. This intersection is a very congested area, and there have been a few
accidents on that corner. We need to protect the children in the neighborhood. The
issue of safety is another concern. A lot of people use the green curb lane to make left
hand turns and it is heavily congested in both morning and evening hours. With
regard to noise, you've got more traffic and more children playing there. He has 3
ty=......drooms along the side of his house which is adjacent to their back yard. If children
are allowed to play outside beginning at 8:00 a.m., this would be disruptive to his
household. He purchased his home in a residential neighborhood and if he had
wanted to be next to a school, he would have bought there. This house is a business.
CITY COUNCIL MINUTES
VOLUME. 15
REGULAR MEETING
August 13, 1996
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It is not a residence. He discussed excerpts from the July 1995 approval minutes. He
requested that the City Council deny the request for modification.
Allan Owens, 6802 Amador Valley Boulevard stated this is a hassle for the
neighborhood to have to come down here time after time. He questioned the right of
their Attorney to give a final argument. He asked about procedural requirements.
Mayor Houston stated this had been past practice and there was nothing unusual
about the order. He asked Mr. Owens to please make any points he wished to make.
Mr. Owens stated this was the fourth time he has had to appear to protect the
residential nature of his neighborhood. The continuation notice was received by him 4
days before the last hearing. The first notice seemed to have been written in haste.
There are more efficient ways to go about it if the City Council is interested in
suppolting daycare. Opposition at the last meeting was displayed in the Tri-Valley
Herald newspaper as being anti -child. Home equity is important to all of them. They
are not talking about the selfish few versus the warm and fuzzy many. What justifies
the eAiension of their request? Is there a shortage of daycare? He presented a bar
graph article. from the local paper. No copy was given to the City Clerk for inclusion
in the record. RFD has been putting together statistics on childcare for 16 years. He
did not know if there is a comprehensive initiative in support of daycare. There are
better ways to demonstrate support of daycare than approving this request. The repOli
says the real need is for afterschool care in the age group 5 to 10. Ongoing suppOli
for pre-existing afterschool daycare programs and support of RFD that involves itself
with referrals should be considered. The City should have a phone number and could
demonstrate that the City is concerned about daycare. He would like to see the City
use a real professional group like RFD and not support one daycare center here and
there. They should have a more comprehensive approach. There have been several
injury accidents since granting this permit last year. The playschool put up a sign in
their window in defiance to the City's order. He talked about traffic safety issues. The
owners have made some cosmetic improvements to the property. They've had
disrespect fDr the neighborhood. There are zoning laws separating residences from
businesses. He was sorry the CDuncil had to be a lightning rod for all the dissatisfied
residents. It is quite a sight on the first day of school and he stated the Council was
welcome to come down and see this for themselves.
JDan Roth, 6777 Amador Valley Boulevard submitted a written statement which was
read by Mayor HoustDn. "I am velY concerned about signs on the Day Care Center - J
do not think this is necessary and believe this will affect property values. A vehicle
sign on a car will certainly be an eye sore. Also] 20 children creates too lnuch traffic -
I'1n opposed to any lnore./1
CITY COUNCIL MINUTES
VOLUME 15
REGULAR MEEJ'lNG
August 13, 1996
PAGE 400
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Angelina Fountain, 6980 Doreen Comi stated she has lived in Dublin about 20 years.
She has used Brighton to go to work everyday for the last 20 years. She finds there is a
traffic problem. She objected to the center because of the traffic problem. When the
provisional approval was given, after about a month she decided she didn't want to
fight this everyday. An alternate route adds 3 to 5 minutes to her commute time every
morning. She doesn't appreciate a business in a residential area. Her children by
preference were put in residential care as well as her grandchildren. She doesn't
approve of this in an R-l zone. To find this in cases of emergency, we all have
addresses. She felt it was argumentative for the lawyer to be able to speak at the end.
leonard DeStefano, 6825 Amador Valley Boulevard requested that he be able to
present a video showing individuals jaywalking and endangering themselves and their
children. Sometimes the voices of the adults are heard above the children's voices. . As
far as caIIing 911, he felt our emergency services are very professional at locating an
address. A short video was shown.
Kenneth Wright, 7236 Newcastle Lane submitted a written statement which was read
by.Mayor Houston. '1 feel that the location of the home used by Creative Playschool is
. in too busy a traffic corner to SuppOlt 30 children and the vehicles used to transport
them. Also 1 feel that the noise factor would exceed the nonn in this quiet area. "
Vick.'Y Duarte, 8776 Wicklow Court submitted a written statement which was read by
Mayor Houston. '1 mn a current resedent (sic) of Dublin. My child has attended this
school since it has opened I am a fonner pre-school &; f(indergarden (sic) teacher and
1 interviewed several schools before deciding to put my chlld here. They have an
excellent curriculum and the teachers are very expenenced, and qualified to handle
30 children at one school If licensing approves; 1 feel you should consider this foo!"
.Mr. Thompson clarified that the accidents had nothing to do with the daycare center.
.Mayor Houston explained that they are not doing anything different in allowing the
Applicant's representative to speak at the end.
Ralph Hughes, 7581 Brighton Drive stated he is proud to represent these people. They
readily acknowledge that the daycare center is a business and one that is important to
a community. It has been repeatedly found in the State to be an appropriate use of
property. He read some of the minutes of previous hearings. In all, there was
opposition. He has a park right across from his house and he sometimes wishes it
weren't there. He sometimes wishes Dublin High School wasn't a block away. We all
live in close proximity and there are advantages and disadvantages. Daycare in
neighborhoods has been encouraged as a matter of City policy. There is no favoritism.
TheJuly 1995 meeting resulted in a certain amount of compromise. He stated he was
compelled to talk about traffic. What has been heard has been horror stories, but the
fact is there have been 2 accidents since July 1995 and neither had anything to do
ern' COUNCIL MINUTES
VOLUME. 15
REGULAR MEETING
August 13, 1996
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with this center. There have probably been 5,000 occurrences where parents drop off
or pick up children. The video showed one instance where a parent took a child
across the street. There was no traffic whatsoever. He has lived on Brighton Drive for
12 years. He goes through this intersection every single day. There are several
daycare centers in town. Most of them are larger and have signs. The conditions
placed on this center are clearly unusual when compared to other properties used for
daycare in town. He presented photos of two daycare centers in town. Most
businesses and residences do have house numbers; however, speaking from experience
he stated he felt anything an emergency assistance provider can be given is
advantageous. All they are asking for is a sign that is already in the guidelines of the
City's sign ordinance. The number of children being requested is a crucial aspect.
Licensing requirements is a state function. They have done this, and they've
determined that this house is suitable for 30 people. There has been absolutely no
negative impacts to the community since this application was approved. The issue
before the Council is what is in the best interest of the community. Sixteen of the 18
children at the day care center live in Dublin. If there is no need, as shown by a
previous speaker on a graph, they won't get 30 children there anyway. When all is
considered, the hour of 8:00 a.m., is reasonable when you consider all that is going on
in the City at that hour.
Mr. Hughes stated he would end with a compromise. Looking out for the many and
not the few is very important. Property values may suffer or they may not. Doing the
right thing here relates to the community as a whole. There is an absolute need here.
This center is available primarily to residents in Dublin. Four additional neighbors
signed a statement supporting the daycare center.
Mayor Houston read the statement. 'TO WHOA11T MAYCONCERN: As regardStoA
CREATIVE PLAYSCHOOL; located at 6837 Amador Valley Boulevard; Dublin; CA. We
Hve very close to the facility and have no problelns with the facility or its staff or
children. The facility is barely noticable (sic) to us and is much ilnproved as to the
condition of the house one year ago. We do not have a problem with a slnall sign;
increase in the nUlnber of children allowed in the backyarc4 or change in the hours
when children lnay begin playing in the back yare!; nor the increase in the number of
children. Signed by BL Kelly 6830 Amador Vly: Blvd Dublin Matthew Troiano 68]4
Amador Vly Blvd Dablin VVK Kuhn 6873 Amador Va.J1ey Blvc4 Dublin and F Torin
682] Amador Valley Dublin. "
10:00 p.m.
. Mayor Houston closed the public hearing.
Cm. Burton congratulated all the s}Y'....akers. He stated the City Council made a promise
to the people who came last year and justified a compromise at that time. The Council
agreed to stand by what they approved. The facts still remain and he felt they should
stay with the promise. There was lots of discussion. There may be a time in the future
crn' COUNCIL MINUTES
VOLUME. 15
REGULAR MEETING
August 13, 1996
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when this can be justified, but at this time he felt it should be turned down. He stated
.:_. he would su~port approval of the vehicle sign.
'.:;-::: 1v1ayor Houston discussed the fact that the number had not been approved by the state
when their approval was given last year. With regard to the promise, he pointed out
that with the issue an hour ago, something different was considered. He felt childcare
is needed in this community and did not feel there was anything unusual about this
request. There is a need in the City and he felt we should work with the School
District and RFD. He supports this request. '
em. Barnes stated in talking about children's noise, she had her 5 grandchildren today.
A sign would be a good thing. She goes by this intersection many times a day. There
are traffic problems, but they are not the fault of this daycare center. She would like to
see both signs approved; one on the house and one on the car. With regard to the
number of children, she did not originally know that the house would accommodate
30 children. She stated she would like to see a limit however on the number of
children in the yard at anyone time.
lv1ayor Houston commented on the two pictures of daycare centers. One sign is very
demure and one is huge.
._ Cm. Howard pointed out that one center backs up to retail.
>::/~ Cm. Barnes stated she did not think the Planning Commission had totally eliminated
. - . signage at any other daycare facility.
Cm. Moffatt stated anyone can get a license to take care of up to 6 children. More
than that requires them to go before the Planning Commission. He has a problem with
having businesses in residential areas, particularly along Amador Valley Boulevard.
He could see a proliferation with signs going up and turning this into a commercial
area. There is an increase in noise and traffic. It degrades the ambiance of the
neighborhood and degrades the City's image of being a residential area and a good
place to bring up kids. He could go along with keeping the limit at 20 students. He
felt a sign on the car would be a good idea. He would vote against it except for the
slgnage.
Cm. Howard felt a sign on a car is a necessity and would go along with a sign on the
house as long as it blends in with the color of the house and is not obvious. She would
not support the kids playing outside before 9:00 a.m., and felt 20 is enough.
em. Burton made a motion which was seconded by Cm. Moffatt to deny the request
except to allow a car sign and a house sign for identification purposes only which
should be unobtrusive.
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em' COUNCIL 1dlNVTES
VOLUME. 15
RE.SVLAR JdEETlNEi
August 13, 1996
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Cm. Barnes disagreed that a phone number should be included on the sign. This is
safety first.
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Cm. Moffatt pointed out that the applicant indicated previously that word of mouth
was their way of advertising.
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Cm. Burton stated 43 names were on the petition objecting to this.
Cm. Burton withdrew his former motion and Cm. Moffatt withdrew his second.
On motion of Cm. Burton, seconded by Cm. Moffatt, and by majority vote, the Council
adopted the resolution included as Exhibit A with changes:
Page 2, paragraph 2 would read; "The maximum number of children present at the
day care facility at anyone time shall not exceed 20 [PL]".
Page 3, paragraph 7 would remain as written, "Children sounds shall be controlled so
as not to create a nuisance to the adjoining residential neighborhood. No outside
activities may take place before 9:00 a.m. [PL, PO]".
Page 3, paragraph 9 would read, "No more than 10 children shall be in the bad..'Yard
at one time. When children are in the backyard they shall be supervised by a Center
. employee at all times."
Page 3, paragraph 16 would remain as is and read, "Signage shall be allowed on the
site consistent with Exhibit G to the Staff Report. Additionally, a vehicle sign shall be
permitted consistent with the City's Sign Ordinance. [PL]".
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With the above changes, the Council adopted
RESOLUTION NO. 104 - 96
MODIFYING PA 95-017
A CREATIVE PLAYSCHOOL DAYCARE
CONDmONAl USE PERMIT
AT 6837 AMADOR VAllEY BOULEVARD
.Mayor Houston voted in opposition to the motion.
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CITY COUNCIL MINUTES
VOLUME 15
REGULAR MEETING
August 13, 1996
PAGE 404
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RESOLUTION NO.1 04 - 96
A RESOLUTION OF THE CITY COUNCil-
OF THE CITY OF DUBLIN
MODIFYING PA 95-017 A CREATIVE PLAYSCHOOL DAY CARE CONDffiONAL
USE PERMIT AT 6837 AMADOR VALLEY BOULEVARD
WHEREAS, Janet Zupetz and Dawn Bowen submitted an application requesting a
modification of the conditions of approval ofPA 95-017, A Creative Playschool Conditional Use
Permit, located at 6837 Amador Valley Boulevard; and
WHEREAS, the application has been reviewed in accordance with the provisions of the
California Envirorunental Quality Act (CEQA) and it was found that it was consistent with the
Negative Declaration adopted by the City Council on July 25, 1995 and that no new information
has been discovered requiring additional environmental review; and
WHEREAS, the City Council held public hearing on said application for modification on
August 13, 1996;
WHEREAS, proper notice of said public hearing was given in all respects as required by
law; and
WHEREAS, the Staff Report was submitted outlining all the pertinent facts; and
WHEREAS, the City Council did hear and consider all said reports, recommendations
and testimony herein above set forth and used their independent judgment to evaluate the project.
NOW, THEREFORE, BE IT RESOLVED THAT THE Dublin City Council does
hereby find that:
A. The modifications requested by the Applicant for the day care facility will assist in
its serving a public need by providing day care in a residential neighborhood, in a
convenient location.
B. The use continues to be properly related to other land uses and transportation and
service facilities in the vicinity, as the Center will maintain the residential character of the
residence. A Creative Playschool is located on a comer lot and has convenient parking. A
traffic study was perfonned for the project and the applicants have contributed their fair
share oftraffic impact fees.
C. The modifications of the Conditional Use Permit, under all circumstances and
conditions of this particular use, will not materially adversely affect the health or safety of
persons residing or working in the vicinity, or be materially detrimental to the public
welfare or injurious to property or improvements in the neighborhood, as all applicable
regulations will be met. 1 EX H I BIT E
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D. The modification is consistent with the specific intent clauses or performance
standards established in the R-1-B-E Zoning District.
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E. The approval of the modification of the Conditional Use Permit will be consistent
with the Dublin General Plan.
BE IT FURTHER RESOLVED THAT THE Dublin City Council does hereby approve
the modifications to PA 95-017 A Creative Playschool Conditional Use Permit application by
replacing the Conditions of Approval of Resolution No. 82-95 with the following conditions of
Approval.
CONDITIONS OF APPROVAL:
Unless stated otherwise. all Conditions of Approval shall be complied with prior to the issuance of
building permits or establishment of use. and shall be subiect to PlanninS! Department review and
approval. The following codes represent those departments/agencies responsible for monitoring
compliance of the conditions of approval. fPL.J Planning, rBl Building. fPO] Police. fPWl
Public Works [ADMl Administration/City Attornev. !FIN} Finance. rFl Dougherty ReS!ional Fire
Authority. fDSRl Dublin San Ramon Services District. rCO) Alameda Countv Department of
Environmental Health.
1.
This Conditional Use Permit approval for P A 95-017 is to allow the operation of a
daycare facility at 6837 Amador Valley Boulevard in an R-1-B-E Single Family
Residential Combining District. This approval shall generally conform to the plans
stamped approved, labeled Exhibit A, consisting of "Alternative No.1 Site Plan" dated
June 29, 1995, and a "Floor Plan" dated May 30, 1995. [PL]
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2. The maximum number of children present at the day care facility at anyone time shall not
exceed 20. [PL]
3. The day care shall operate Monday through Friday between the hours of6:30 a.m. and
6:30 p.m. and shall be closed on the weekends. The operator of the Center shall ensure
that the anival time of children is prearranged and is on a staggered schedule. [PL]
4. Prior to receiving a business license, the applicant shall make all improvements indicated
on the site plan and floor plan, including but not limited to filling in the swimming pool,
extension of the driveway, and construction of an additional bathroom.
5. Prior to receiving a business license, the applicant shall make all necessary improvements
for an "E" Occupancy in conformance with the Uniform Building Code.
6.
Prior to receiving a business license, applicant shall:
a. Provide a fire alarm system as per California Code of Regulations Section 3200
and 32004;
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b. Provide one 2Al OBe Fire Extinguisher;
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Provide smoke detectors in all bedrooms and hallways per the 1991 U.B. C.
7.
Children sounds shall be controlled so as not to create a nuisance to the adjoining
residential neighborhood. No outside activities may take place before 9:00 a.m. [PL, PO]
8. The operator of the Center shall require that children remain either inside the Center or in
the back.)'ard for pickup by their parent or guardian. [PL, PO]
9. There shall be a maximum of 10 children at a time in the backyard of the Center. When
children are in the backyard they shall be supervised by a Center employee at all times.
10. Prior to the establishment of this use, the operator shall submit a copy of the State
Department of Social Services License Permit for the operation of a day care. [PL]
11. On a continuous basis, the Applicant shall provide the City of Dublin Planning Department
with a current day care operating license issued by the State of California Department of
Social Services.
12. The day care director shall, at the minimum of a once-a-year basis, make arrangements to
have the Dublin Police Services Child Abuse Prevention Program, or an equivalent
program approved by Dublin Police Services, presented to the Staff and children attending
the facility. A certification of the presentation of such a program shall be presented to the
Planning Department on a yearly basis. [pL, PO]
13. This use shall comply with all applicable Planning, Building, Dougherty Regional Fire
Authority, Police Department, Dublin San Ramon Services District and State of California
Department of Social Services regulations and ordinances. [PL, B, F, PO, DSR]
14. This approval shall be null and void in the event the approved use fails to be established
within one year, or ceases to operate for a continuous one-year period. [PL]
15. No further modifications to the site or exterior portion of the residence shall be done
without prior review and approval ofthe Planning Director and must comply with all
applicable zoning, building code and engineering regulations including issuance of building
permits. [PL, B]
16. Signage shall be allowed on the site consistent with Exhibit G to the Staff Report.
Additionally, a vehicle sign shall be permitted consistent with the City's Sign Ordinance.
[PL]
17.
The Applicant shall be responsible for cleanup and disposal of project related trash in
order to maintain a clean and litter free site. [PL]
18.
Two parking spaces in the existing garage and two parking spaces in the driveway shall be
reserved for employee parking. [PL]
3
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19.
At any time during the effectiveness ofthis approval, the approval shall be revocable for
cause in accordance with Section 8-90.3 of the Dublin Zoning Ordinance. Any violation
of the tenns or conditions of this pennit shall be subject to citation. [PL]
-~
20. Prior to issuance of building pennits, Applicant shall voluntarily pay the traffic
improvement funds.
21. The Day Care Director shall not allow Center staff or parents to park on Amador Valley
Boulevard.
PASSED, APPROVED AND ADOPTED this 13th day of August, 1996.
AYES: Councilmembers Barnes, Burton, Howard and Moffatt
NOES: Mayor Houston
ABSENT: None
ABSTAIN: None
)J-r) l!lJ ~Ij+
-' Mayor
ATIES~
-j lerk.:::cL
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The following are amendments to the Conditional Use Permit PA 95-017, which we feel
are reasonable and in the best interest of children in our endeavor to serve the growing
nwnber of families in Dublin.
2. We are requesting that our facility be able to serve 30 children instead of 20.
The State of California, Department of Social Services, Community Care
Licensing, has licensed our facility to serve 30 children.
7. We request that our children be allowed in the backyard at 8:00 instead of9:00.
This will enhance our program and allow the children the advantage of outdoor
play before our preschool program begins.
9. We are requesting that more than 10 children be allowed in the back yard at one
time. There are times during the day that we bring all the age groups of children
together. Our program consists of 2.3, and 4-5 year olds, we rotate them, inside
and out throughout the morning program. However, there are times when all should
be together. We are requesting that "30" children be allowed in our backyard. It
is large enough to accommodate 36 children by Community Care Licensing rigid
standards.
.
We sincerely hope the City Council will make the right decision in our favor. We serve
many families of diverse situations; single parent, children of 1 teacher at Murray and
2 teachers at Fredrickson. We also accept families who receive child care subsidies and
other forms of assistance.(RFD and GAIN). Our Playschool participated in the Dublin
High School Job Shadowing Program this spring. We have also hired 3 part-time Dublin
residents. (1 ROP Student, and 2 College students). We feel our Playschool has made
a positive contribution to the City of Dublin and will continue to make every effort
possible to make available quality care and learning experiences to the children of Dublin
taxpayers.
Thank you for your attention to this request.
Janet A. Zupetz and Dawn R. Bowen
.
EXHIBIT F
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CITY OF DUBLIN
MEMORANDUM
Per your request, in 1997 there were four accidents at the intersection of Amador Valley
Boulevard and Brighton Drive. In 1996, there were three accidents at that same location.
None of these accidents were related to the Creative Playschool.
EXHIBIT G
DATE:
December 29, 1997
TO:
Dennis Carrington, Sr. Planner
Mehran sepehr~r. Civil Engineer
FROM:
SUBJECT:
Creative Playschool on Amador Valley Boulevard
If I can be of any further assistance, please let me know.
MS\mb
g:corres\ms\creative