HomeMy WebLinkAbout8.2 Four Paws Veterinary Ctr CUP ~
~~i} ~ STAFF REPORT
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`~~~~f PLANNING COMMISSION
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DATE: February 22, 2011
TO: Plannin Commission
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SUBJECT: PUBLIC HEARING - PLPA 2010-00072 Four Paws Veterinary Center
Conditional Use Permit
Report prepared by Jamie Rojo, Assistant Planner
EXECUTIVE SUMMARY:
The Applicant has requested approval of a Conditional Use Permit for the operation of a
Veterinary Clinic at 4524 and 4526 Dublin Boulevard.
RECOMMENDATION:
Staff recommends that the Planning Commission: 1) Receive Staff presentation; 2) Open the
public hearing; 3) Take testimony from the Applicant and the public; 4) Close the public hearing
and deliberate; and 5) Adopt a Resolution Approving a Conditional Use Permit for the operation
of a Veterinary clinic at 4524 and 4526 Dublin Boulevard.
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Sub i ted y evi ed By
ssista t PI nner Planning Manager
COPIES TO: Applicant/Property Owner
File
ITEM NO.: ~
Page 1 of 6
G:IPA#120101PLPA 2010-00072 Four Paws Vet Center CUPIFour Paws PC 2.22.111PCSR 2-22-11.doc
PROJECT DESCRIPTION:
Background
Figure 1. Aerial Map
The project site is located to the south of
Dublin Boulevard and to the east of Toyota
Drive, within an existing 45,000 square-foot
commercial building located at 4524 and
4526 Dublin Boulevard within Dublin Corners ~b~~~
Hacienda crossings
Shopping Center. The property is zoned PD,
Planned Development (PA 94-001) and has a
General Plan Land Use Designation of
General Commercial. Access to the ro'ect Pro~~~
p J o~,brn core~s
site is provided by a driveway along Dublin Toyota
Boulevard and another driveway along ~
Toyota Drive (see Figure 1).
The use of the existing building is regulated
by the PD zoning district (PA 94-001). Four
Paws Veterinary Center would occupy a
tenant space within an existing building and ~ ~
is therefore subject to the requirements of the f
PD Zoning District. Within the PD Zoning =
District, Veterinary clinics are permitted with the approval of the Planning Commission of a
Conditional Use Permit.
The Applicants, Chris and Keri Tripi on behalf of Four Paws Veterinary Center, have submitted
an application for a Conditional Use Permit to operate a Veterinary clinic within a 2,679 square
foot tenant space in the existing Dublin Corners Shopping Center. Other tenants within the
building currently include retail, restaurant, and personal service uses.
ANALYSIS:
The Conditional Use Permit process allows the City to place Conditions of Approval on the
Project to ensure that the operation of the proposed use is compatible with the surrounding
uses. The proposed Project has been reviewed for issues related to operating characteristics,
parking, and project design. Conditions of Approval have been proposed where appropriate to
ensure compatibility.
Operating Characteristics
The Applicants are proposing to operate a full service veterinary clinic in a 2,679 square foot
tenant space. Proposed services would include internal medicine, general surgery, dental care,
geriatrics, exotic animal care, humane euthanasia and contracted disposal, medical boarding,
preventative care, and behavior counseling. Please see Written Statement included as
Attachment 1 for additional information regarding the propose use. The tenant space will
consist of four exam rooms, a treatment area, a dog ward, surgery room, an isolation room,
radiology room and an ICU, and cat ward. Other rooms within the tenant space include a doctor
office, break room, waiting area, and two bathrooms (See Attachment 2, Exhibit A, Sheet A-2).
General boarding of animals is not being proposed at this time and would require an
amendment to the Conditional Use Permit for general boarding in the future.
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The main entrance and existing parking is located to the west side of the building. No exterior
modifications to the building or site are proposed.
The veterinary clinic would operate from 8:00 a.m. to 6:00 p.m. Monday through Friday and
Saturday from 8:00 a.m. to 1:00 p.m. Conditions of Approval related to the operation of Four
Paws Veterinary Center are included in the attached Resolution (Attachment 2).
Parking
Parking requirements are regulated by the PD. However, parking standards for uses not listed
in the PD are regulated by Section 8.76.080 of the Dublin Zoning Ordinance. The PD does not
include a parking requirement for veterinary clinics. Therefore, the parking requirement for this
use is established by the Zoning Ordinance. Veterinary clinics have the following parking
requirements:
Table 1. Zonin Ordinance Parkin Requirements
Parkin Requirement Number of Spaces
1 space per 150 square feet 18
Total Required 18
Applying these parking standards to the proposed veterinary clinic, a total of eighteen spaces
would be required. A total of 208 spaces are required for the existing tenants as shown in Table
2. There are two vacant suites that were parked as general retail uses (i.e. 4.5 parking spaces
per 1000 square feet) in order to account for future tenants. As previously stated, Four Paws
Veterinary Center requires 18 spaces. Therefore, a total of 226 spaces are required to meet the
parking demands of the existing tenants and the proposed veterinary clinic.
Table 2. Zonin Ordinance Parkin Re uirements
Tenant Name Use Square Parking Spaces
Feet Requirement Required
Chase Bank 3816 1/150 s. ft. 25
Dublin Corners Office 5876 4/1000 sq. ft. 24
Dental, Dr. Dante
Gonzales, Little Smile
Makers
Site for Sore E es Retail 1771 4.5/1000 sq. ft. 8
Fitness Together Personal 1533 1/300 sq. ft. 5
Service
Perfect Nails & Spa Personal 1076 1/300 sq. ft. 4
Service
Allure Hair Salon Personal 1228 1/300 sq. ft. 4
Service
Planet Beach Personal 1568 1/300 sq. ft. 5
Service
Skin Laser Essentials Personal 1850 1/300 sq. ft. 6
Service
New India Bazaar Retail 3611 4.5/1000 16
Subway Sandwich Eating & 1149 7/1000 8
Drinkin
Herita e Boutique Retail 1472 4.5/1000 7
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Tenant Name Use Square Parking Spaces
Feet Requirement Required
Martial Arts Indoor 1436 1/200 7
Recreation
Hacienda Cleaners Retail 1257 4.5/1000 6
China Paradise Eating & 1648 7/1000 12
Drinking
Haveli Indian Cuisine Eating & 1016 7/1000 7
Drinkin
Cafe Tazza Eating & 2000 7/1000 14
Drinkin
Papa John's Pizza Eating & 1220 1/300 9
Drinkin
Tomatina Eating & 3528 7/1000 25
Drinkin
Vacant Retail 1498 4.5/1000 7
Vacant Retail 2108 4.5/1000 9
Subtotal 208 Spaces
Four Paws Veterinary Veterinary 2679 1/150 18
Center Clinic
Total 226 S aces
A total of 237 parking spaces are available on-site for the tenants at Dublin Gorners shopping
center. As noted above, a total of 226 spaces are required to meet the parking requirements of
the existing tenants and the proposed veterinary clinic resulting in a surplus of 11 parking
spaces. Therefore, there would be adequate on-site parking to meet the parking requirements
for existing tenants and the proposed veterinary clinic.
CONSISTENCY WITH THE GENERAL PLAN, SPECIFIC PLAN AND ZONING ORDINANCE:
The project site is designated General Commercial in the General Plan and Eastern Dublin
Specific Plan and is located in a PD, Planned Development Zoning District (PA 94-001). The
PD Zoning District allows for the establishment of a veterinary clinic as a conditional use and is
consistent with the General Commercial land use designation of the General Plan. The Project
meets the requirements of the Off-Street Parking and Loading Regulations contained within the
Dublin Zoning Ordinance. Conditions of Approval have been applied to the Project to ensure
on-going compatibility befinreen Four Paws Veterinary Center and the surrounding retail
commercial, office and residential uses.
REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES:
The Building Division, Fire Prevention Bureau, Public Works Department, Dublin Police Services
and Dublin San Ramon Services District reviewed the Project and provided Conditions of
Approval where appropriate to ensure that the Project is established in compliance with all local
Ordinances and Regulations including Building Code requirements. Conditions of Approval
from these departments and agencies have been included in the attached Resolution
(Attachment 2).
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NOTICING REQUIREMENTS/PUBLfC OUTREACH:
In accordance with State law, a Public Notice was mailed to all property owners and occupants
within 300 feet of the proposed project. A Public Notice was also published in the Valley Times
and posted at several locations throughout the City. To date, the City has not received
comments or objections from surrounding property owners or tenants regarding the current
proposal. A copy of this Staff Report was provided to the Applicant.
ENVIRONMENTAL REVIEW:
Pursuant to the California Environmental Quality Act (CEQA) Staff is recommending that the
Project be found Categorically Exempt from CEQA in accordance with Section 15301 (Existing
Facilities).
ATTACHMENTS: 1) Written Statement dated received December 15, 2010.
2) Resolution Approving a Conditional Use Permit for the
operation of a veterinary clinic at 4524 and 4526 Dublin
Boulevard with the Project Plans included as Exhibit A.
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GENERAL INFORMATION:
APPLICANT: Four Paws Veterinary Clinic, Christopher and Keri Tripi
1869 Blueberry Court, Tracy, CA 95376
PROPERTY OWNER: Dublin Corners Retail LLC, Jessica Roseman
4185 Blackhawk Plaza Circle Suite 200, Danville, CA 94506
LOCATION: 4524 and 4526 Dublin Boulevard
ASSESSORS PARCEL
NUMBER: 986-0035-001
GENERAL PLAN
LAND USE DESIGNATION: General Commercial
SPECIFIC PLAN
LAND USE DESIGNATION: General Commercial
ZONING: Planned Development (PA 94-001)
SURROUNDING USES:
LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF
PROPERTY
Planned
North Development Single Family Residential Residential
(PD)
South PD General Commercial Automobile Dealership
East PD General Commercial Hotel
West PD General Commercial Retail
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