HomeMy WebLinkAbout5.3 Att 2 Applicant's Written Statement PetSmart FALLON _,ATEWAY . May 18, 2016
Written Statement
For RECEIVED
MAY 18 2016
FALLON DUBLIN PLANNING
I
MAJOR D- PETSMART
CONDITIONAL USE PERMIT
Introduction
The following findings relate directly to the specific questions listed under the
Written Statement section of the City's application submittal requirements for a
Conditional Use Permit (CUP). This CUP application covers specific uses for a
proposed PetSmart store on the Major D development site within the Fallon
Gateway project. A Planned Development Rezone amendment and
Development Agreement for Fallon Gateway have previously been approved by
the City in 2009.
Site Development Review Findings Statement
A. What type of business, activity or use are you proposing?
The Major D Project area covered under this CUP is an extension of the
previous development phases and includes approximately 18,393 square
feet of retail development on approximately 1.36 acres. The future user of
the Project will be a PetSmart retail store and associated parking, delivery
and pedestrian areas. Additional project details are addressed under Item
E.
B. How many employees will you have or propose to have?
Employee count will vary depending on sales volume and seasonal
demand. At this time PetSmart projects that there will be no more than 10
employees working in the store at any one time.
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FALLOi. JATEWAY . May 18, 2016
C. What are the proposed hours and days of operation?
It is anticipated that operations for this particular use will be comparable to
other retail uses within Fallon Gateway and within the City of Dublin, as
well as similar types of uses. PetSmart will typically be open 7 days per
week from 7:00 AM to 9:00 PM.
D. Will your business, activity or use target a specific segment of the
community?
The PetSmart store at Fallon Gateway will serve the population of East
Dublin in particular as well as the entire Tri-Valley region. PetSmart
typically specializes in the sale of small pets, pet food, supplies,
accessories, veterinary care, pet grooming, training and boarding
services.
The proposed PetSmart store will be comprised of a retail sales area with
accessory uses to include a veterinary health facility, a grooming facility,
pet adoption area and training area. The remaining area of the store will
be utilized for offices, storage and facility support. The CUP is being
requested for the following specific uses:
TRAINING
PetSmart offers affordable education for puppies or adult dogs. In addition
to ensuring that pets are happy, well-behaved members of the family, the
classes help solve obedience problems—the number one reason pets are
turned over to shelters. Typical classes have an average of 5-7 pets and
pet parents and are held in a 400 square foot(approximate size) class
room within the store. All training will be done indoors. The training area
does not require a sound proof room. The area to be used has a half wall
construction that is open to the retail sales floor.
GROOMING
PetSmart will offer professional pet grooming. The grooming facility offers
consistent quality and service to pets during regular store hours and is
located in a 950 square foot (approximate size) area of the store.
ADOPTION
In an ongoing effort to end euthanasia of stray animals, in lieu of selling
dogs or cats PetSmart makes space available within each of our stores for
our local adoption partners (i.e. human society, municipal shelters, and
rescue agencies). This area of the store is to be used by the local
adoption partners for housing and displaying dogs and cats available for
adoption to qualified prospective pet parents. The cats and dogs
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FALLON „ATEWAY.May 18, 2016
maintained at the store by the local adoption partners are kept within their
respective areas of the retail store not unlike the keeping and care of cats
and dogs for sale at a typical pet store. Adoption events will take place
monthly and they are typically scheduled for a Friday — Sunday and held
during the store operating hours. Most of the adoption events will be held
indoors with the exception of an occasional outdoor event. Any outdoor
adoption events will take place on the sidewalk in front of PetSmart's
store. The events will include crates and temporary playpens and may
include a pop up tent on sunny days to shade the animals. PetSmart will
also apply for a permit to display a temporary banner on the building to
advertise the event on the day of.
VETERINARY FACILITY
The PetSmart veterinary facility is a high quality, full service veterinary
care facility located within the PetSmart store in a 2465 square foot
(approximate size) area and operated by their Banfield licensed affiliate.
The veterinary services are provided by properly licensed professionals
and generally consist of outpatient care, routine examinations and
vaccinations, pharmacy, dental care, and most surgical procedures. The
veterinary facility will be open for business from 7:00 AM to 7:00 PM and
will not be staffed 24/7. The wall construction around the veterinary facility
will be metal stud and gyp board to the roof deck. All medical waste will
be properly contained and handled by experienced qualified operators in
accordance with established policies and local regulations. Boarding or
keeping of pets is not offered by the vet as a separate service; however,
an overnight stay may be required for the safety and/or well being of a pet.
E. In what ways will your business, activity or use benefit the
community?
Fallon Gateway benefits the community by providing increased retail and
service opportunities within close proximity of residents. Additionally, the
new Major D - PetSmart business within the Fallon Gateway project site
will generate sales tax revenue for the City of Dublin.
All infrastructure required for this development site and all capital facility
costs will be paid for by the project proponents. As is typical of
development requirements in Dublin, the applicant has already dedicated
land required and constructed infrastructure to serve the overall project.
Along with this, normal expenditures for City services (fire, police,
recreation, general administration, etc.) would be compensated by the
development through required fees and property tax revenues.
F. Are there any ways in which your business, activity or use may
disrupt the peace of surrounding residents or businesses?
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The business and activities associated with the Major D - PetSmart
Project will not disrupt the peace of surrounding businesses or residents.
All business activity will take place within the building. No residential units
will be located immediately adjacent to the Project Site and, due to the
proximity of the Project to the freeway interchange, no traffic will be
channeled into any existing or proposed neighborhoods. The business
hours and activities will be similar to other Fallon Gateway business and
take into consideration the residential neighborhoods in the general
vicinity.
G. Are there any ways in which your business, activity or use have a
negative effect on the health or safety of persons residing or working
in the vicinity, or be detrimental to the public health, safety or
general welfare?
There are no planned activities or uses associated with the Major D -
PetSmart development site that will have a negative effect on the health or
safety of persons residing or working in the vicinity, or which are
detrimental to the public health, safety or general welfare. The design of
the project and its improvements will comply with all applicable City codes
and ordinances pertaining to its design, construction and operation. It is
not anticipated that the development will create public health problems, as
no land uses or activities requiring the use or manufacturing of toxic
materials are planned to occur on the site.
H. Will your business, activity or use create any negative impacts on
property, transportation systems or existing improvements in the
neighborhood?
The proposed Major D - PetSmart project will not create any negative
impacts on property, transportation systems or existing utility
improvements in the neighborhood. The proposed project will complement
the development of the remaining lands in both Fallon Gateway as well as
the Dublin Ranch community which will increase the value of the
surrounding neighborhoods. Transportation and utility systems will be
improved by the completion of remaining vehicular and pedestrian
improvements as well as infrastructure facilities within and in the vicinity of
the Fallon Gateway Project site.
1. Is the proposed project located on a hazardous waste and
substances site? (A list is of these sites is available in the Planning
Department).
A Phase 1 Environmental Assessment, a Phase II Herbicide/Pesticide
Environmental Assessment, and two updated Phase 1 Environmental Site
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Assessments (ESA) of the Project Area and surrounding Dublin Ranch
lands have been conducted by Bedogar Geotechnical Consultants (dated
May 1988 and July 1996) and by Lai & Associates (dated August 2012
and June 2013) to determine the presence of any hazardous waste and
substance sites. Environmental records searches were conducted by
Bedogar Geotechnical Consultants for Dublin Ranch-Phase I and by Lai &
Associates for Fallon Gateway to determine if the site was included on a
list of hazardous waste and substances areas. The results of these
searches indicated that no properties within a two-mile radius of the Dublin
Ranch-Phase I and the Fallon Gateway (which include lands within the
Project Site) are listed as a hazardous site, hazardous material generator
or transporter, or known to have underground storage tank leaks, in
addition to these studies revealing no evidence of recognized
environmental conditions, including contamination of soils at the site, in
connection with the property.
Additionally, Berlogar Geotechnical Consultants prepared a Phase 1 ESA
report for the Fallon Gateway Target property dated October 8, 2008. The
report was prepared for the 11-acre Target portion of the larger Fallon
Gateway parcel. Environmental Data Resources databases were obtained
for the entire parcel as part of the ESA documentation; however the site
walk concentrated on the 11-acre parcel. According to Bedogar
Geotechnical Consultants' research and findings, there is no evidence of
recognized environmental hazard conditions in connection with the property
Furthermore, Berlogar Geotechnical Consultants and Lai & Associates did
not find evidence that current use of the property or activity at neighboring
properties would indicate the likelihood of environmental impairment to the
property, nor did Berlogar Geotechnical Consultants or Lai & Associates
observe visual evidence of hazardous-material contamination, indications of
improper hazardous material storage or disposal, or identify significant
concerns relating to Asbestos, Lead Paint, ASTs, PCBs, USTs, or Radon at
the subject property. Bedogar Geotechnical Consultants and Lai &
Associates also determined that there is no possible occurrence of methane
or other vapors that may migrate or intrude into the site. Bedogar
Geotechnical Consultants and Lai & Associates state that no further
environmental investigation work is warranted.
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