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Home My WebLink About8.1 PCSR Petsmart CUP �� Of DUB STAFF REPORT 19/ 82 PLANNING COMMISSION �LIFO�� DATE: February 26, 2013 TO: Planning Commission SUBJECT: PUBLIC HEARING: PLPA 2012-00009 PetSmart Conditional Use Permit to operate a kennel and a day camp for dogs at 6960 Amador Plaza Road Report prepared by: Seth Adams, Assistant Planner EXECUTIVE SUMMARY: The Applicant is requesting approval of a Conditional Use Permit for Animal Sales and Services to operate a kennel for the boarding of dogs and cats, and a day camp for dogs at 6960 Amador Plaza Road. 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 Animal Sales and Services to operate a kennel for the boarding of dogs and cats, and a day camp for dogs at 6960 Amador Plaza Road. i Submitted By Re ed By Assistant Planner Assistant Community Development Director COPIES TO: Applicant/Property Owner File . 1 ITEM NO.: GAPA#\2012\PLPA-2012-00009 PetSmart Kennel CUP\PCSR 2.26.13 PetSmart.doc Page 1 of 5 DESCRIPTION: Figure 1. Project Site The Project site is located at 6960 Amador Plaza Road and consists of the existing PetSmart retail store building and associated parking. The " site has a General Plan Land ra Use designation of Downtown Dublin — Retail District and is located within the Downtown ' Dublin Specific Plan Area. The Project site is zoned Downtown ; Dublin Zoning District (DDZD). . x t Vehicular access to the site is provided from existing driveways on Dublin Boulevard �Oys and Amador Plaza Road. The subject building is adjoined to a smaller commercial building that is presently 50-percent occupied by an aquarium retail store; the remainder of the adjoining building is currently vacant. The Applicant, PetSmart, is proposing to operate a kennel for the boarding of dogs and cats, and a day camp for dogs within a portion of their existing 25,500 square foot retail store. The kennel and day camp would occupy approximately 3,500 square feet of existing floor area that is presently used for the display of retail merchandise. Construction of the kennel and day camp would involve only interior improvements; no exterior modifications to the building have been proposed. The Downtown Dublin Specific Plan permits, conditionally permits, and prohibits a broad range of commercial use types. While the Specific Plan does not specifically list kennels as a use type, Section 8.30.050 (Permitted Uses) of the Dublin Zoning Ordinance grants the Community Development Director the authority to determine the permissibility of any uses not specifically listed in the Specific Plan. Consistent with the current Zoning Ordinance definition for kennels as an Animal Sales and Services Use Type, the Community Development Director has determined that Animal Sales and Services is a conditionally permitted use within the Downtown Dublin Specific Plan area subject to review and approval by the Planning Commission. As such, the Applicant is requesting approval of a Conditional Use Permit for Animal Sales and Services for the operation of a kennel for the boarding of dogs and cats, and a day camp for dogs within the existing PetSmart retail store. ANALYSIS: The Conditional Use Permit process exists to ensure the compatibility of use types due to their unique nature. The proposed Project's operating characteristics have been reviewed for potential impacts to surrounding uses and the environment, as well as compliance with off-street 2 of 5 parking requirements. Conditions of Approval have been included where appropriate to ensure compatibility with the surrounding uses and the environment (Attachment 1). Operating Characteristics The kennel would be open for customer drop-off and pick-up of their pets Monday through Saturday from 7:00 a.m. to 9:00 p.m., and Sunday from 8:00 a.m. to 6:00 p.m. Boarding services would be provided for dogs and cats only (Attachment 2). The kennel would be located entirely indoors and animals would not be taken outside of the store. The kennel would employ 6-7 persons on an average day, and staff would be on the premises 24 hours per day, 365 days per year. Overnight there would be 1 or 2 employees working in the kennel to monitor and care for the pets, clean, etc. The kennel would contain 40 "rooms" for the animals that range in size from 4'x4' to approximately 5'x7' (Attachment 1, Exhibit A). In addition, the facility would have three indoor play rooms, and two "relief rooms" for the discharge and disposal of pet waste. Pet waste would be disposed of in toilets and drains within the relief rooms. The kennel would be constructed with CMU walls designed to prevent animal noise from traveling into the retail store, adjacent tenant spaces, and outside the building. Canine "guests" would receive a minimum of two exercise walks per day within the retail store and be given waste relief opportunities as often as necessary. The kennel would also include a "Doggy Day Camp" that would be open to canine kennel guests as well as general customers looking to provide their dogs with supervised care and play time rather than leaving them unattended at home. For those dogs not being boarded overnight, the pet owner would drop off their dog in the morning and pick it up in the evening. Parking The City of Dublin Zoning Ordinance contains parking requirements by Use Type (Section 8.76.080). A kennel and doggy day camp is required to provide one space per 300 square feet, the same parking requirement as general retail uses such as the PetSmart retail store. As the Project would be established within the existing retail store footprint, the required parking for the kennel would be the same as it is presently for the retail store. As a result, the Project would not generate additional parking requirements beyond what is currently required for the retail store. Table 1 below summarizes the number of parking stalls that are required for the kennel and retail store. Adequate parking is provided on-site to meet the Zoning Ordinance parking requirements. Table 1. Parking Requirements Parking Total Area Required Number of Use Requirement Parking Stalls Kennel & Day Camp 1 per 300 sq. ft. 3,500 12 General Retail 1 per 300 sq. ft. 22,000 73 Total Parking Spaces Required 85 Total Parking Spaces Provided 109 3 of 5 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 further environmental review pursuant to CEQA Guidelines Section 15301 (Existing Facilities). The project consists of a minor alteration to an existing retail pet store for the operation of a kennel for the boarding of dogs and cats and involves a negligible expansion of the existing use. CONSISTENCY WITH THE GENERAL PLAN, SPECIFIC PLAN AND ZONING ORDINANCE: The project, as conditioned, is consistent with the General Plan land use designation of Downtown Dublin — Retail District and the Downtown Dublin Specific Plan in that it provides a service that is complimentary to an existing retail pet store. Additionally, the Project is consistent with the Zoning Ordinance in that the Community Development Director has determined that Animal Sales and Services uses within the Downtown Dublin Zoning District are conditionally permitted subject to approval of a Conditional Use Permit by the Planning Commission and the Applicant has submitted a complete application for a Conditional Use Permit. The Project meets the parking requirements set forth in Chapter 8.76 (Off-Street Parking and Loading Regulations) of the Dublin Zoning Ordinance and Conditions of Approval have been applied to the Project to ensure on-going compatibility with surrounding uses and the environment. REVIEW BY APPLICABLE DEPARTMENT AND AGENCIES: The Building Division, Fire Prevention Bureau, Public Works Department, 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. Conditions of Approval from these departments have been included in the attached Resolution (Attachment 1). NOTICING REQUIREMENTS/PUBLIC 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 received no objections from surrounding property owners regarding the Project. This Staff Report has been posted to the City's website and a copy has been provided to the Applicant. ATTACHMENTS: 1) Resolution Approving a Conditional Use Permit for Animal Sales and Services to operate a kennel for the boarding of dogs and cats, and a day camp for dogs at 6960 Amador Plaza Road, with the project plans included as Exhibit A. 2) Applicant's Written Statement 4of5 GENERAL INFORMATION: APPLICANT: Melissa Lopez, PetSmart, Inc., 19601 N. 27th Avenue, Phoenix, AZ 85027 PROPERTY OWNER: Geoffrey and Barbara Nunberg, 370 Fair Oaks Street, San Francisco, CA 94110 LOCATION: 6960 Amador Plaza Road ASSESSORS PARCEL NUMBER: APN 941-0305-039 GENERAL PLAN LAND USE DESIGNATION: Downtown Dublin — Retail District SPECIFIC PLAN LAND USE DESIGNATION: Downtown Dublin Specific Plan, Downtown Dublin — Retail District ZONING: Downtown Dublin Zoning District (DDZD) SURROUNDING USES: LOCATION ZONING GENERAL PLAN LAND USE CURRENT USE OF PROPERTY North DDZD Downtown Dublin-Retail District Retail, Restaurants South DDZD Downtown Dublin-Retail District Retail, Restaurants East DDZD Downtown Dublin-Retail District Retail West DDZD Downtown Dublin-Retail District Retail 5 of 5