1. Consistency with General Plan. The exception is consistent with the general plan and any applicable specific plan. The Project is a request to reduce the number of required parking spaces. The Project will not expand or modify the existing parking lot.
2. Consistency with this Title. Except for the parking deviation allowed under this permit, the land use and associated development conform to the permitted use provisions and development standards of this title and are consistent with this code and any applicable specific plan.
3. Compliance with CEQA. Processing and approval of the permit application are in compliance with the requirements of the California Environmental Quality Act. The proposed use is categorically exempt from the California Environmental Quality Act (CEQA) Guidelines under Section 15301 (Ex isting Facilities), as it involves permitting a reduction of required parking without expanding the existing use.
4. Surrounding Uses. The physical characteristics of the parking lot for the business park will remain the same. While this request includes a r eduction to the required number of parking spaces, the analysis provided in Sections 3.5 and 3.6 below demonstrates that adequate parking will continue to be available to serve the proposed use and existing tenants. The project maintains the existing site layout, does not introduce any operational characteristics that would adversely affect nearby properties, and continues to provide sufficient parking to meet anticipated demand.
5. Given the specific conditions of the site and the adjacent area, the alternate parking standards will provide sufficient parking for the uses served. The on‑ site parking lot provides 206 spaces, which are shared among all tenants within the four buildings on the property. The Project proposes to convert 6,339 square feet of existing office space to medical use, resulting in a parking demand increase of seven spaces. The Applicant is requesting to continue utilizing the existing supply of 206 parking spaces without providing additional parking. Based on multiple visual survey s of the site on different dates and times, the parking lot is consistently underutilized. Based on these observations, the existing parking supply is adequate to accommodate the proposed medical use and the existing tenants.
6. The alternate parking standar ds comply with the purpose and intent of this chapter. The purpose and intent of AVMC 15.38.120 is to provide for the demand for off -street parking generated by the various land uses in the City and to ensure the health, safety, and welfare of the public b y insuring safe access to homes and businesses and to provide for properly designed parking facilities with adequate numbers of parking spaces in order to reduce traffic congestion, promote business, and enhance public safety. The Project’s reduced parking demand can be justified by the broader decline in parking 118
needs associated with general office uses, increased telecommuting practices among office tenants, and the by ‑ appointment‑ only operations of the proposed dental offices.
Section 4: Filing of Notice of Exemption. The City Council hereby authorizes and directs staff to prepare, execute and file with the Orange County Clerk a Notice of Exemption for the proposed project. Additionally, the Notice of Exemption for this project will be posted on the City of Aliso Viejo website, filed in the State Clearinghouse CEQA.net website, and provided to parties requesting notification.
Section 5: Location of Documents. The administrative record for the Project is maintained at City Hall located at 12 Jou rney, Suite 100, Aliso Viejo, CA 92656. The custodian of records is the City Clerk.
PASSED, APPROVED AND ADOPTED this 1st day of April, 2026.
__________________________
Max Duncan
Mayor
APPROVED AS TO FORM: ATTEST:
__________________________ __________________________
Scott C. Smith, City Attorney Kathy Bailor, Interim City Clerk 119
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss.
CITY OF ALISO VIEJO )
I, KATHY BAILOR, Interim City Clerk of the City of Aliso Viejo, California, DO HEREBY CERTIFY that the foregoing is the original of Resolution No. 202 6-__ duly passed and adopted by the City Council of the City of Aliso Viejo at their regular meeting held on the 1st day of April 2026, by the following roll call vote, to wit:
AYES:
NOES:
ABSENT:
___________________________
KATHY BAILOR
INTERIM CITY CLERK
(SEAL)
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EXHIBIT “A”
PLANNING APPLICATION USE-2025-00022 AND EXP-2026-01000
CONDITIONS OF APPROVAL
1. Project Description. This approval is to establish a large outpatient medical use and continue utilizing the existing parking supply of 206 spaces on site without providing additional parking spaces. This equates to a cumulative eight percent parking deficiency for the site. Operation of this use shall be consistent with the project description in the application presented and approved by City Council on April 1, 2026. Any modifications of operational characteristics shall be reviewed by the Community Development Director pursuant to AVMC Section 15.74.110 which establishes regulations for modifications to discretionary permits.
2. Development per Approved Plans. This approval constitutes a precise plan for the location and design of uses, structures, features, and materials submitted with this application. Development shall occur substantially as shown on the plans approved by this Project and set forth in Exhibit B, subject to any modifications imposed by the conditions of approval herein, as confirmed by the Community Development Director. Any land use, construction, or improvement not specifically approved is not permitted and must be addressed in a separate and subsequent application and review. Relocation, alteration or addition to any use, structure, feature or material not specifically approved shall require an amendment to the approved plans unless the Community Development Director determin es such modifications are minor and consistent with the spirit and intent of the original approving action, and that the action would have been the same for the modifications as for the approved plans. The Commu nity Development Director may approve such mi nor modifications in accordance with AVMC Section
15.74.110.
3. Applicant Designation. “Applicant” shall apply to Aliso Niguel Dental Group, owner, operator, and any and all future successors and/or assigns of the approved establishment.
4. Payments of Fees. The Applicant shall be responsible for payment of all applicable fees along with reimbursement for all City expenses in ensuring compliance with these conditions.
5. Hours of Operation. The hours of operation shall be limited from 8:30 AM to 6:00 PM, Monday through Friday. Request to modify the hours of operation shall be subject to review and approval by the Community Development Director.
6. Noise Standards . The establishment and operation of the approved use shall comply with AVMC Chapter 8.12 noise standards.
7. Sign Permit. A sign permit shall be required prior to the placement, movement, erection, reconstruction, alteration or display of any sign permitted pursuant to 121
Chapter 15.34 AVMC. All signs, except where expressly exempt, shall conform to the current California Building and Electrical Codes as adopted by the city of Aliso Viejo.
8. Adverse Impacts. In the event of adverse impacts on the health, safety, welfare, or working environments of the neighborhood or general public, or receipt of substantiated com plaints directly related to the Applicant ’s operations, the Community Development Director shall investigate and, if significant adverse impacts directly related to the Applicant ’s business are found to exist, the Community Development Director or Chief of Police shall have the discretion to bring this Permit back to consider additional improvements and protective measures, additional conditions, amended conditions, or permit revocation.
Modifications may include, but not be limited, restriction of operational hours and additional sound mitigation measures.
9. Compliance with Conditions. The Applicant shall be fully responsible for knowing and complying with all conditions of approval, including making conditions known to City staff for future governmental pe rmits or actions on the project site. Failure to abide by and faithfully comply with any and all conditions attached to granting these permits may constitute grounds for revocation of the permit(s) in accordance with AVMC Section 15.74.120. This Resolution and Conditions of Approval shall be incorporated into building plans to all applicable reviewing agencies or authorities.
10. Compliance with State Law. All large outpatient medical uses shall comply with the provisions of state law, including licensing.
11. Compliance with City Codes. The approved project shall comply with all applicable provisions of the municipal code, including but not limited to provisions of building codes and any conditions imposed as part of the approval process.
12. Compliance with Building Codes. Tenant improvement plans shall be submitted for review, approved and permits issued, and shall comply with standards, regulations and requirements of current editions of the California Building Code, California Plumbing Code, California Mec hanical Code, and California Electrical Code, including any local amendments adopted by the City of Aliso Viejo.
13. Fire Safety and Prevention . The Applicant is responsible for compliance with all applicable fire prevention standards and permits.
14. Overnight Stay. Overnight stays are prohibited.
15. Operation Plan. An operational plan shall be provided prior to the issuance of a certificate of use and occupancy for review and approval by the Community Development Director . At a minimum, the plan shall include fa cility rules and procedures; compliance with applicable local, state and federal laws, discharged 122
patient transportation protocols; staff training; and a “good neighbor policy,” which includes a written protocol for the on-site management to follow when a complaint is received from surrounding businesses and residents. Modifications to an operational or security plan shall be considered by the Community Development Director and acted upon in his or her discretion of whether such modifications will be detrimental to the public health, safety, and general welfare or injurious to or incompatible with other properties or land uses in the vicinity.
16. Security Plan. A security plan shall be provided prior to the issuance of a certificate of use and occupancy for review and approval by the Community Development Director. At a minimum, the plan shall include measures for maintaining a safe environment within and outside the facility; the use of cameras and storage of related footage and the posting of the “no loitering” signs.
17. Smoking. No smoking shall occur on the property, unless in an approved and designated location.
18. Indemnification. The Applicant shall indemnify, protect, defend, and hold the city, and/or any of its offi cials (appointed or elected), officers, employees, agents, departments, agencies, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, and other actions and proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and other such procedures), judgments, orders, and decisions (collectively 'Actions'), brought against the city, and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the city and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the city) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, Cali fornia Environmental Quality Act, Planning and Zoning Law, Subdivision Map Act, Community Redevelopment Law, Code of Civil Procedure Sections 1085 or 1094.5, or any other federal, state, or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed the city shall have the right to approve, which approval will not be unreasonably withheld, legal counsel providing the city's defense, and that Applicant shall reimburse city for any costs and expenses directly and necessarily incurred by the city in the course of the defense. The city shall promptly notify the Applicant of any action brought, and city shall cooperate with the Applicant in defense of the action.
19. Actions by City Council. Decisions by the city council are final and shall become effective immediately except as otherwise provided in the approving action and except for actions by ordinance.
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20. Expiration. This approval shall expire and be of no further force or effect if:
a. Expiration of Period of Validity. The permit is not established within two years of the permit’s effective date, or such other time period designated by the permit approval, by state law, or by this code; or
b. Abandonment. After establishment, the use or activity for which the permit was approved is discontinued or abandoned for a period of one year.
21. Time Extensions. Upon application before expiration of the period of validity, the original decision-marking authority may grant or conditionally grant an extension to the period of validity for up to one year per extension if it finds that such an extension is justified by th e circumstances of the original findings for the project can still be made with, if necessary, the imposition of conditions not originally imposed on the project. The filing of an application for extension shall stay expiration of the permit until action is taken on the time extension by the decision- making authority. No more than two one -year extensions may be granted or conditionally granted.
22. Revocation. This approval may be revoked by the original decision -making authority pursuant to the provisions of AVMC 15.74.120.
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Dental Office CUP and EXP
27432 Aliso Creek Road, Suite 200
April 1, 2026
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2 Surrounding Area
Within the Aliso
Creek Office Park,
27432 Aliso Creek
Road, Suite 200
(entire second floor)
Zoning District:
Professional Office
(PO)
27432 Aliso Creek Road,
Suite 200
133
3 Proposed Project
• 6,339 square feet
from office to
medical use
• 3 dental offices
• Total: 4 dentists,
12 support staff,
max of 9 patients
at a given time
134
4 Request for Reduction of Parking
• Provided Parking (Entire Business Park): 206
• Required Parking With Current Proposal: 224
• 6,339 sqft, results in 7 additional required
parking spaces
• 8% Deficiency
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Staff Recommendation to City Council:
Adopt a Resolution approving a Conditional Use Permit
and an Exception Permit to establish a large
outpatient medical use and reduction in the number
of required parking spaces (eight percent deficiency)
at 27432 Aliso Creek Road, Suite 200 (USE-2025-00022
and EXP-2026-01000).
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