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HomeMy WebLinkAbout02 CUP 03-019Report to the ITEM#2 Planning Commission DATE: JANUARY 26, 2004 SUBJECT: CONDITIONAL USE PERMIT 03-019 APPLICANT: CALIFORNIA EYE CLINIC FOR ANIMALS ATTN: CHARMAINE MUNROE 3025 EDINGER AVENUE TUSTIN, CA 92780 PROPERTY OWNERS: 2001 LIMITED PARTNERS ATTN: MIKE MERKEL 2001 S. FIGUEROA, 3RD FLOOR, STE. 300 LOS ANGELES, CA 90007 LOCATION: 3025 & 3029 EDINGER AVENUE, BUILDING 3 ZONING: PLANNED COMMUNITY INDUSTRIAL (PC-IND) ENVIRONMENTAL STATUS: THIS PROJECT IS CATEGORICALLY EXEMPT PURSUANT TO SECTION 15301 (CLASS 1) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT REQUEST: AUTHORIZATION TO ALLOW THE EXPANSION OF A SPECIALTY VETERINARY OFFICE FROM BUILDING 3 (PLANNING AREA B/D) OF JAMBOREE PLAZA TO INCLUDE BUILDING 4 TO CONDUCT OPTOMETRIC AND OPHTHALMOLOGIC PROCEDURES ON DOMESTIC ANIMALS RECOMMENDATION That the Planning Commission adopt Resolution No. 3906 approving Conditional Use Permit 03-019. BACKGROUND On March 13, 2000, the Planning Commission adopted Resolution No. 3717 approving Conditional Use Permit CUP 00-003 for a 3,035 square foot specialty veterinary facility at 3025 Edinger Avenue, Building 3, which is located in Planning Area B/D of Jamboree Plaza Planned Development. The veterinary service has provided eye care and eye surgery for domestic animals at this location over the last three years without any complaints or known violations of the conditions of approval. The applicant is proposing to expand the veterinary clinic by occupying an additional 2,668 square feet in an adjacent Planning Commission Repo~ CUP 03-019 Janua~ 26,2004 Page 2 tenant space (Building Number 4). In accordance with the Jamboree Plaza District Regulations, Section 3.4.B.4.t, "veterinary clinics" are allowed within Planning Area D with approval of a conditional use permit. The property is located south of the commuter rail platform and north of Tustin Legacy. There are commercial uses to the east and west of the site. Project Description The existing 3,035 square foot veterinary office in Building 3 combined with the proposed 2,688 square foot expansion into Building 4 will create a total of 5,723 square feet of veterinary office use. The expansion is intended to create more office area for existing personnel. Both the buildings are attached concrete tilt-up structures within Planning Area B/D and are located east of the main entrance to Jamboree Plaza from Edinger Avenue (Attachment A - Location Map). The proposed expansion of the veterinary facility would continue to support optometric and ophthalmologic procedures on domestic animals, which do not include bovine, equine, porcine, or any other large farm animals at this location. Boarding, grooming, and the retail sale of pet products are limited to a pre-operation holding pen and an accessory pharmacy for post-surgery medication. No outdoor runs are proposed and no pets would be allowed outside of the building, except to and from an owner's vehicle. The applicant would provide diagnostic services for approximately 16 clients a day. The office would operate from 8:00 a.m. to 6:00 p.m. daily with approximately 11 staff members. Parkin.q and Circulation The Jamboree Plaza Planned Community District Regulations require four parking spaces for each 1,000 square feet of gross floor area for the first 4,000 square feet of a veterinary specialty clinic and six spaces for each 1,000 square feet of gross floor area in excess of the initial 4,000 square feet of floor area. However, the veterinary clinic expansion will only support new office and warehouse area which has a parking requirement of one parking space for every 250 square feet and one parking space for every 1,000 square feet of floor area, respectively. The Jamboree Plaza Planned Development contains the Jamboree Plaza Owners Association. The CC&Rs for the association reserve 16 parking spaces for Building 3 and 14 parking spaces for Building 4 (30 total reserved spaces). Combined, the 5,723 square feet of veterinary office use requires 21 parking spaces. Including the proposed veterinary office expansion, the commercial center has a surplus of 62 parking spaces as evidenced by the parking survey conducted for the commercial center (Attachment B - Parking Survey). The City Traffic Engineer has determined that the proposed veterinary clinic would not exceed the trip generation approved for Jamboree Plaza and no impacts to Edinger Avenue and the adjacent public circulation system are expected. Hazardous Materials and Waste Hazardous wastes, such as biological wastes, would continue to be disposed of by contract with firms specializing in hazardous waste removal such as BFI Waste and Planning Commission Repo~ CUP 03-019 Janua~ 26,2004 Page 3 Stericycle. Storage of products prior to pickup would take place in sealed plastic biohazard containers provided by the collection company. Conditions of approval are included to require these methods to be reviewed and approved by the appropriate regulatory agencies, including the Orange County Fire Authority, the Orange County Health Care Agency, and the Orange County Integrated Waste Management Department. ANALYSIS In determining whether to approve the Conditional Use Permit, the Planning Commission must determine whether or not the proposed veterinarian services will be detrimental to the health, safety, morals, comfort, and general welfare of the persons residing in or working in the neighborhood or whether it will be injurious or detrimental to property or improvements in the vicinity or to the welfare of the City. A decision to approve this request can be supported by the following findings: 1) That operation of a specialty veterinary office, as conditioned, will not be detrimental to the health, safety, morals, comfort, or general welfare of the persons residing or working in the neighborhood of such proposed use, nor be injurious or detrimental to the property and improvements in the neighborhood of the subject property, or to the general welfare of the City of Tustin, as evidenced by the following findings: a) The proposed expansion of an existing veterinary facility, as conditioned, would not be detrimental to, or have a negative effect on, surrounding properties in that the expansion is located within a commercial business center where sufficient parking is available. The maximum trip generation associated with the veterinary office will not exceed the maximum trip capacity for Jamboree Plaza and no impacts to Edinger Avenue are anticipated. b) All operations will continue to be monitored by regulatory agencies including: Orange County Fire Authority, the Orange County Health Care Agency, the Orange County Integrated Waste Management Department, and the California Department of Health Services. c) The proposed use, as conditioned, will not be detrimental to the health, safety, morals, comfort, and general welfare of persons residing or working in the neighborhood in that all activities would take place within the building. In particular, animals would be confined to within the building. Storage of biohazardous, medical, and sharp wastes would take place within the building in compliance with requirements of the applicable regulatory agency. d) Approval of the use will not create an over concentration of veterinary uses in the Commercial Center in that the use is an expansion of an existing veterinary use into a relatively small amount (2,688 square feet) of existing adjacent tenant space. The expansion of the proposed veterinary use will Planning Commission Repo~ CUP 03-019 Janua~ 26,2004 Page 4 accommodate accessory office space for veterinary staff and no new exam, surgery, or holding pens are proposed. Associate Planner Attachments: A- Location Map B - Parking Survey C - Submitted Plans D - Resolution No. 3906 Karen Peterson Senior Planner S:tCd~Cha~CUP~Staff Report~CUP 03-019.doc ATTACHMENT A Location Map LOCATION MAP O 1~; ]~O 228 300 SCALE IN FEET TUSTIN LEGACY :oRMERLY MARINE cORPS AIR STATION) CASE NUMBER: CUP03-019 LOCATION: 3029 EDINGER AVENUE EXPANSION OF A SPECIALTY VETERINARY OFFICE FROM BUILDING 3 (PLANNING AREA B/D) OF JAMBOREE PLAZA TO INCLUDE 'lNG 4 TO CONDUCT OPTOMETRIC AND OPHTHALMOLOGIC PROCEDURES ON DOMESTIC ANIMALS ATTACHMENT B Parking Summary ATTACHMENT C Submitted Plans ATTACHMENT D Planning Commission Resolution No. 3906 RESOLUTION NO. 3906 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN APPROVING CONDITIONAL USE PERMIT 03-019 FOR THE EXPANSION OF A SPECIALTY VETERINARY OFFICE LOCATED IN BUILDING 3 OF JAMBOREE PLAZA AT 3025 EDINGER AVENUE INTO ADJACENT BUILDING 4 AT 3029 EDINGER AVENUE The Planning Commission does hereby resolve as follows: I. The Planning Commission finds and determines as follows: Ao That a proper application, Conditional Use Permit 03-019, was filed by Charmaine Munroe on behalf of the California Eye Clinic for Animals requesting authorization to expand an existing 3,035 square foot specialty veterinary facility located in Building 3 of Planning Area BID within the Jamboree Plaza Planned Community into 2,668 square feet of tenant space adjacently located in Building 4 for the purpose of providing optometric and ophthalmologic procedures for small domestic animals at 3025 and 3029 Edinger Avenue. That a public hearing was duly called, noticed, and held for said application on January 26, 2004, by the Planning Commission. That the proposed project is in compliance with the Jamboree Plaza Planned Community District Regulations in that veterinary offices are allowed with an approved conditional use permit. The proposed project is in compliance with the Planned Community Commercial Business General Plan Land Use Designation of the Tustin General Plan in that the designation supports professional office uses such as veterinarian offices. Do That operation of a specialty veterinary office, as conditioned, will not be detrimental to the health, safety, morals, comfort, or general welfare of the persons residing or working in the neighborhood of such proposed use, nor be injurious or detrimental to the property and improvements in the neighborhood of the subject property, or to the general welfare of the City of Tustin, as evidenced by the following findings: a) The proposed expansion of an existing veterinary facility, as conditioned, would not be detrimental to, or have a negative effect on, surrounding properties in that the expansion is located within a commercial business center where sufficient parking is available. The maximum trip generation associated with the veterinary office will not exceed the maximum trip capacity for Jamboree Plaza and no impacts to Edinger Avenue are anticipated. b) All operations will continue to be monitored by regulatory agencies including: Orange County Fire Authority, the Orange County Health Care Agency, the Orange County Integrated Waste Management Department, and the California Department of Health Services. Resolution No. 3906 Page 2 c) The proposed use, as conditioned, will not be detrimental to the health, safety, morals, comfort, and general welfare of persons residing or working in the neighborhood in that all activities would take place within the building. In particular, animals would be confined to within the building. Storage of biohazardous, medical, and sharps wastes would take place within the building in compliance with requirements of the applicable regulatory agency. d) Approval of the use will not create an over concentration of veterinary uses in the Commercial Center in that the use is an expansion of an existing veterinary use into a relatively small amount (2,688 square feet) of existing adjacent tenant space. The expansion of the proposed veterinary use will accommodate accessory office space for veterinary staff and no new exam, surgery, or holding pens are proposed. This project is Categorically Exempt pursuant to Sections 15301 (Class 1) of the California Code of Regulations (Guidelines for the California Environmental Quality Act). II. The Planning Commission hereby approves CUP 03-019 to establish a 5,703 square foot specialty veterinary facility for the purpose of providing optometric and ophthalmologic procedures for small domestic animals at 3025 and 3029 Edinger Avenue, Buildings 3 and 4 of Planning Area BID within the Jamboree Plaza Planned Community. PASSED AND ADOPTED by the Planning Commission of the City of Tustin, at a regular meeting on the 26th day of January, 2004. LINDA C. JENNINGS Chairperson ELIZABETH A. BINSACK Planning Commission Secretary Resolution No. 3906 Page 3 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, Elizabeth A. Binsack, the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, California; that Resolution No. 3906 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 26th day of January, 2004. ELIZABETH A. BINSACK Planning Commission Secretary EXHIBIT A CONDITIONAL USE PERMIT 03-019 CONDITIONS OF APPROVAL RESOLUTION NO. 3906 GENERAL (1) 1.1 The proposed project shall substantially conform with the submitted plans for the project date stamped January 26, 2004, on file with the Community Development Department, except as herein modified, or as modified by the Director of Community Development in accordance with this Exhibit. The Director of Community Development may also approve minor modifications to plans during plan check if such modifications are to be consistent with the provisions of the Tustin City Code and other applicable codes. (1) 1.2 Unless otherwise specified, the conditions contained in this Exhibit shall be complied with as specified or prior to the issuance of any grading or building permits for the project, subject to review and approval by the Community Development Department. (1) 1.3 The subject project approval shall become null and void unless permits for the proposed project are issued and substantial construction is underway within twelve (12) months of the date of this Exhibit. Time extensions may be considered if a written request is received by the Community Development Department within thirty (30) days prior to expiration. (1) 1.4 Approval of Conditional Use Permit 03-019 is contingent upon the applicant returning to the Community Development Department a notarized "Agreement to Conditions Imposed" form and the property owner signing and recording with the County Clerk-Recorder a notarized "Notice of Discretionary Permit Approval and Conditions of Approval" form. The forms shall be established by the Director of Community Development, and evidence of recordation shall be provided to the Community Development Department. (1) 1.5 As a condition of approval of Conditional Use Permit 03-019, the applicant shall agree, at its sole cost and expense, to defend, indemnify, and hold harmless the City, its officers, employees, agents, and consultants, from any claim, action, or proceeding brought by a third-party against the City, its officers, agents, and employees, which seeks to attack, set aside, challenge, void, or annul an approval of the City Council, the Planning Commission, or any other decision-making body, including staff, concerning SOURCE CODES (1) STANDARD CONDITION (5) (2) CEQA MITIGATION (6) (3) UNIFORM BUILDING CODE/S (7) (4) DESIGN REVIEW *** RESPONSIBLE AGENCY REQUIREMENT LANDSCAPING GUIDELINES PC/CC POLICY EXCEPTION Exhibit A - Conditions of Approval Cup 03-019 Page 2 this project. The City agrees to promptly notify the applicant of any such claim or action filed against the City and to fully cooperate in the defense of any such action. The City may, at its sole cost and expense, elect to participate in defense of any such action under this condition. 1.6 Any violation of any of the conditions imposed is subject to the payment of a civil penalty of $100.00 for each violation, or such other amounts as the City Council may establish by ordinance or resolution, and for each day the violation exists, subject to the applicable notice, hearing, and appeal process as established by the City Council by ordinance. (1) 1.7 The applicant shall be responsible for costs associated with any necessary code enforcement action, including attorney fees, subject to the applicable notice, hearing, and appeal process as established by the City Council by ordinance. (***) 1.8 Conditional Use Permit 03-019 incorporates CUP 00-003 by reference herein and encompasses the veterinary use in the entire 5,703 square foot tenant space. USE RESTRICTIONS (***) 2.1 All animals shall be confined within the building, except for movement to and from the owner's vehicle. (***) 2.2 All biohazard and sharp waste shall be stored inside the enclosed building, in accordance with appropriate regulatory standards, as set by the Orange County Fire Authority, Health Care Agency, and Integrated Waste Management Department, for disposal by a firm specializing in the handling of biohazardous, sharp, and medical wastes. (***) 2.3 Radioactive materials are not permitted for on-site business activities. (1) 2.4 No outdoor storage shall be permitted except as approved by the Tustin Community Development Director. In accordance with the approved plans, the 5,703 square foot facility will require a total of 21 parking stalls. Any additional tenant improvements may require approval of an amended parking summary for Jamboree Plaza by the Community Development Director prior to issuance of permits. 2.6 Boarding, grooming, and the retail sale of pet products are prohibited. Domestic animals awaiting surgery may be boarded for up to 12 hours on- site. Medications may be sold on-site for domestic animals receiving on- Exhibit A - Conditions of Approval Cup 03-019 Page 3 BUILDING (3) 3.1 site surgery or consultation. Building plan check submittal shall include the following: · Seven (7) sets of construction plans, including mechanical, plumbing, and electrical. drawings for Two (2) copies of Title 24 energy calculations. (3) (3) 3.2 3.3 (3) 3.4 · The location of any utility vents or other equipment shall be provided on the roof plan. Note on plans that no field changes shall be made without prior approval from the Building Official and architect or engineer of record. The submitted plans shall indicate that restrooms are accessible to persons with disabilities as per State of California Accessibility Standards (Title 24). Plumbing fixture units are required to comply with the 2001 California Plumbing Code Chapter Four, Table 4-1, as per type of group occupancy, or as approved by the Building Official. The submitted plans shall identify that the vehicle parking, primary entrance to the building, the primary paths of travel, cashier space, sanitary facilities, drinking fountain, and public telephones are accessible to persons with disabilities. At the time of building permit application, the plans shall comply with the most recently adopted codes. The City is currently using the 2001 California Building Code (CBC), 2001 California Mechanical Code (CMC), 2001 California Plumbing Code (CPC), 2001 California Electrical Code (CEC), California Title 24 Accessibility Regulations, City Ordinances, and State and Federal laws and regulations. ORANGE COUNTY FIRE AUTHORITY (OCFA) (5) 4.1 Prior to the issuance of a building permit, the applicant shall submit plans for any addition or modification to the required automatic fire sprinkler system in the structure to the Fire Chief for review and approval. Contact the OCFA at (714) 744-0499 to request a copy of the "Orange County Fire Authority Notes for New NFPA 13 Commercial Sprinkler Systems." (5) 4.2 Prior to the final inspection, this system shall be operational in a manner Exhibit A - Conditions of Approval Cup 03-019 Page 4 meeting the approval of the Fire Chief. (5) 4.3 Prior to the certificate of occupancy, the applicant shall submit to the Fire Chief a list of all hazardous, flammable and combustible liquids, solids or gases to be stored, used, or handled on-site. These materials shall be classified according to the Uniform Fire Code and a document submitted to the Fire Chief with a summary sheet listing the totals for storage FEES 5.1 Within forty-eight (48) hours of approval of the subject project, the applicant shall deliver to the Community Development Department, a cashier's check payable to the COUNTY CLERK in the amount of forty-three dollars ($43.00) to enable the City to file the appropriate environmental documentation for the project. If within such forty-eight (48) hour period the applicant has not delivered to the Community Development Department the above-noted check, the statute of limitations for any interested party to challenge the environmental determination under the provisions of the California Environmental Quality Act could be significantly lengthened. (1) 5.2 Prior to issuance of any building permits, payment shall be made of all required fees including, but not limited to: ao Orange County Fire Authority plan check and inspection fees to the Community Development Department based upon the most current schedule.