DATE:
TO:
FROM:
CONTACT:
SUBJECT:
Summary:
AGENDA RE PO RT City of Poway
November 15, 2022
Honorable Mayor and Members of the City Council
Robert Manis, Director of Development Services µ
JohnWilly Aglupos, Associate Planner
(858) 668-4661 or [email protected]
CITY COUNCIL
Conditional Use Permit (CUP) 21-004; an amendment to CUP 13-004 to Allow the Expansion to an Existing Veterinary Clinic located at 14861 Pomerado Road; APN:
314-710-30
The applicant is requesting a Conditional Use Permit (CUP) to allow a 1,500-square-foot expansion to an existing 1,460-square-foot veterinary clinic (14861 Pomerado Road ) into an adjacent suite (14867 Pomerado Road) located at Twin Peaks Plaza in the Commercial General (CG) zone. Pursuant to the Poway Municipal Code, veterinary clinics are allowed in the CG zone with the approval of a CUP by the City Council. The existing veterinary clinic is operating under CUP 13-004 and this action would amend that CUP.
Recommended Action:
It is recommended the City Council take public input, close the public hearing, and adopt the Resolution approving CUP 21-004 (Attachment A).
Discussion:
In July 2013, City Council approved CUP 13-004 for a 1,460-square-foot veterinary clinic in a multi tenant commercial building at 14861 Pomerado Road (Attachment B). The clinic was approved for a full-service facility providing medical and surgical care primarily for dogs and cats with no boarding facilities, except for keeping animals overnight for medical reasons. All uses were approved to be conducted within the building Monday through Friday from 8:00 a.m. to 8:00 p.m. and Saturday through Sunday from 8:00 a.m. to 5:00 p.m.
The existing veterinary clinic was expanded by 1,500 square feet into an adjacent suite (14867 Pomerado Road) without City knowledge or approval. In May 2021, the applicant submitted an application (CUP 21-004) to amend CUP 13-004 to allow said expansion. If approved, the clinic would be 2,960 square feet total as shown in Attachment C. There will be no change in use or operation and the expansion will be subject to the conditions in CUP 13-004. As conditioned, a building permit and inspections for the expanded area will be required as part of the approval. 1 of 12
November 15, 2022, Item #18
Parking
The City's Zoning Code outlines the off-street parking requirements and the minimum number of parking spaces per each land use. The minimum parking requirement ensures there is adequate parking supply available within a property.
The total number of on-site parking spaces provided for the plaza is 888 serving a total of 234,227 square feet of commercial area. Based on the amount of existing parking spaces, approximately 12 parking spaces are allocated to the 2,960-square-foot veterinary clinic (existing 1,460 SF and proposed 1,500 SF of the clinic). The required parking ratio for a veterinary clinic is one parking space per 200 square feet of floor area or 15 parking spaces total. Since the required number of parking spaces for the veterinary clinic would exceed the existing number of parking spaces on-site allocated for the clinic, a parking evaluation was conducted by the applicant for the plaza to ensure there is adequate parking to support all uses including the veterinary clinic.
Twin Peaks Plaza contains a variety of uses including retail, fitness, restaurants, medical offices and clinics. Each of these uses have a different parking requirement. The parking evaluation prepared recognizes the multiple users within the plaza and their various parking requirements. The required number of parking spaces for all uses combined, including the veterinary clinic, is 875 spaces.
Therefore, there is a surplus of 13 parking spaces and the expansion to the veterinary clinic can be accommodated by the parking supply in the plaza.
Environmental Review:
The project is Categorically Exempt from the California Environmental Quality Act (CEQA) as a Class 3 Categorical Exemption (Conversion of Small Structures), pursuant to Section 15303(c) of the CEQA Guidelines, in that the project involves a conversion of an existing suite to accommodate a 1,500- square-foot expansion to an existing veterinary clinic which does not exceed the 2,500-square-foot limit under this exemption.
Fiscal Impact:
None.
Public Notification:
A public notice was published in the Poway News Chieftain on November 3, 2022 and mailed to the property owners and tenants located within 500 feet of the project site.
Attachments:
A. Resolution
B. Zoning and Map location
C. Site Plan and Floor Plan
Reviewed/Approved By:
Wendy;( erman
Assistant City Manager
2 of 12
Reviewed By:
Alan Fenstermacher
City Attorney
ChriHazetme
City Manager
November 15, 2022, Item #18
RESOLUTION NO. 22-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
POWAY, CALIFORNIA, APPROVING CONDITIONAL USE
PERMIT 21-004 TO ALLOW THE EXPANSION TO AN EXISTING
VETERINARY CLINIC; ASSESSOR'S PARCEL NUMBER 314-
710-30
WHEREAS, Conditional Use Permit (CUP) 21-004, submitted by Whitney Hodges, applicant, and PetVet Care Centers Management, LLC, property owner, requests approval to allow the expansion of an existing veterinary clinic located at 14861 Pomerado Road in the Commercial General (CG) zone;
WHEREAS, on July 16, 2013, the City Council adopted Resolution No. P-13-17 to establish a veterinary clinic within an existing commercial building located at 14861 Pomerado Road in the Commercial General (CG) zone;
WHEREAS, on November 15, 2022, the City Council held a duly advertised public meeting to solicit comments from the public, both for and against, relative to this application; WHEREAS, Section 17.48.070 of the Poway Municipal Code (PMC) establishes findings required for granting a Conditional Use Permit; and
WHEREAS, the City Council has read and considered the agenda report for the proposed Conditional Use Permit request and has considered other evidence presented at the public meeting.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Poway as follows:
SECTION 1: The project is Categorically Exempt from the California Environmental Quality Act (CEQA) as a Class 3 Categorical Exemption (Conversion of Small Structures), pursuant to Section 15303(c) of the CEQA Guidelines, in that the project involves a conversion of an existing suite to accommodate a 1,500-square-foot expansion to an existing veterinary clinic which does not exceed the 2,500-square-foot limit under this exemption.
SECTION 2: The findings, in accordance with Section 17.48.070 of the PMC, to approve CUP21-004, are made as follows:
A. The location, size, design and operating characteristics of the use and expansion are in accord with the title and purpose of Chapter 17.48 PMC (Conditional Use Permits Regulations), the General Plan, and the development policies and standards of the City in that the total number of parking spaces within Twin Peaks Plaza accommodate the enlargement of the existing veterinary use with no change in use or operation from the previously approved CUP.
B. The expansion to the veterinary clinic will be conducted underroof consistent with the previously approved CUP; therefore, the location, size, design, and operating characteristics of the expansion will be compatible with and will not adversely affect or be materially detrimental to adjacent uses, people, buildings, structures, or natural resources. 3 of 12 ATTACHMENT A
November 15, 2022, Item #18
Resolution No. 22-
C. The expansion to the veterinary clinic is in harmony with the scale, bulk, coverage, and density of, and is consistent with, adjacent uses in that the use will be operating within the existing commercial building located in a developed commercial center. No changes to the building exterior are proposed.
D. There are adequate public facilities, services and utilities available at the subject site to serve the expansion of the veterinary clinic.
E. The expansion to the veterinary clinic will occur inside an adjacent suite within the existing commercial building; therefore, there will be no visible changes to the developed site that would cause harmful effect upon desirable neighborhood characteristics.
F. The generation of traffic will not adversely impact the capacity and physical character of the surrounding streets and/or the Circulation Element of the General Plan in that there will be no increase in traffic based upon the expansion of the use.
G. The expansion to the veterinary clinic will operate in accordance with the previously approved CUP and is located on a site with adequate parking to accommodate the expansion; therefore, the site is suitable for the type and intensity of use and development which is proposed.
H. The expansion to the veterinary clinic will occur within an existing building located on a fully developed site with no natural habitat; therefore, there will not be significant harmful effects upon environmental quality and natural resources.
I. There are no relevant negative impacts of the proposed expansion that cannot be mitigated.
J. That the impacts, as described in subsections A through I of this Section, and the proposed location, size, design, and operating characteristics of the expansion and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety or welfare, or materially injurious to properties or improvements in the vicinity, nor be contrary to the adopted General Plan, in that the site has adequate parking to accommodate the expansion of the veterinary clinic and all activities will occur within the existing commercial building.
K. That the proposed conditional use will comply with each of the applicable provisions of this Title.
SECTION 3: The City Council hereby approves CUP 21-004 as shown on the floor plan and site plan incorporated herein by reference and stamped as "Exhibit A" and dated June 6, 2022 on file in the Development Services Department, except as noted herein, subject to the following conditions:
A. The applicant shall defend, indemnify, and hold harmless the City, its agents, officers, and employees from any and all claims, actions, proceedings, damages, judgments, or costs, including attorney's fees, against the City or its agents, officers, or employees, relating to the issuance of this permit, including, but not limited to, any action to attack, set aside, void, challenge, or annul this development approval and any environmental document or decision. The City may elect to conduct its own defense, participate in its own defense, or obtain independent legal counsel in defense of any claim related to this indemnification. 4 of 12
November 15, 2022, Item #18
Resolution No. 22-
In the event of such election, applicant shall pay all of the costs related thereto, including without limitation reasonable attorney's fees and costs. In the event of a disagreement between the City and applicant regarding litigation issues, the City shall have the authority to control the litigation and make litigation related decisions, including, but not limited to, settlement or other disposition of the matter. However, the applicant shall not be required to pay or perform any settlement unless such settlement is approved by applicant.
B. Approval of this CUP shall apply only to the subject project and shall not waive compliance with all other sections of the Zoning Ordinance and all other applicable City ordinances in effect at the time of Building Permit issuance.
C. Within 30 days of the date of this approval, and before the issuance of any permit: (1) the applicant shall submit in writing that all conditions of approval have been read and understood; and (2) the property owner shall execute a Covenant Regarding Real Property. In order for the City to prepare the Covenant, the applicant must first submit a legal description of the subject site.
D. The use conditionally granted by this approval shall not be conducted in such a manner as to interfere with reasonable use and enjoyment of surrounding uses.
E. The conditions of CUP 21-004 shall remain in effect for the life of the subject structure and shall run with the land and be binding upon future owners, successors, heirs, and transferees of the current property owner.
F. Conditional Use Permit 21-004 may be subject to annual review, as determined by the Director of Development Services, for compliance with the conditions of approval and to address unresolved operational concerns that may have been raised during the prior year.
G. The project shall comply with all conditions of approval established under CUP13-004, unless otherwise modified or superseded by these Conditions of Approval contained herein shown in underline/ strikeout format, as determined by the Director of Development Services.
H. The facility shall be operated in such a manner that it does not create odor in such quantities as to be readily detectable beyond the boundaries of the site.
I. The applicant shall obtain a Building Permit associated with the existing 1,500-square-foot expansion. Prior to issuance of a Building Permit, the applicant shall comply with the following:
5 of 12
1. The applicant shall comply with the latest adopted building and electric codes, and all other applicable codes and ordinances in effect at the time of the Building Permit issuance.
2. The site shall be developed substantially in accordance with the approved plans on file in the Development Services Department and the conditions contained herein to the satisfaction of the Director of Development Services. (Engineering)
3. Easements within the project boundary shall be shown on the building plans and include document number and recording information.
November 15, 2022, Item #18
Resolution No. 22-
4. The applicant will be required to install trash treatment control devices inside all existing private storm drain grated inlet structures onsite. Please call out the proposed devices on the building plans.
5. A recorded Storm Water Trash Management Facilities Maintenance Agreement, perpetual maintenance of facilities and an easement granted to the City will be required. Acceptable devices can be found at https://poway.org/963/Stormwater Forms.
J. Prior to issuance of a Certificate of Occupancy:
(Planning)
1. The applicant shall schedule a final planning inspection. (Engineering)
2. The stormwater facilities shall be complete and operational prior to occupancy.
3. The applicant shall repair, to the satisfaction of the City Engineer, any and all damage to public improvements caused by construction activity from this project.
K. The applicant shall comply with the following requirements to the satisfaction of the Fire Department:
6 of 12
1. Approved numbers or addresses shall be placed in a location plainly visible and legible from the street or roadway fronting the property from either direction of approach.
2. Fire Department access for use of firefighting equipment shall be provided to the immediate job construction site at the start of construction and maintained at all times until construction is completed.
3. Permanent access roadways for fire apparatus shall be designated as 'Fire Lanes' with appropriate signs and curb markings.
4. The existing fire sprinkler system in 14861 shall remain operational at all times.
The fire sprinkler system in 14867 shall be evaluated for adequate coverage following an unpermitted tenant improvement. During approved periods of time when the system is out of service, a Fire Department approved Fire Watch shall be established and maintained. Contact the Fire Marshal at (858) 668-4462 to discuss the existing fire sprinkler system.
5. The building fire sprinkler system shall meet Poway Municipal Code requirements.
The entire system is to be monitored by a central monitoring company and backflow valve assemblies with tamper switches shall be monitored. Relocation, addition, or removal of seven or more sprinkler heads shall require a separate plan submittal and approval by the Fire Department.
Advisory- The applicant is encouraged to evaluate the underground components of the fire sprinkler system. The City of Poway requires that anytime an underground water supply system for an existing fire protection system fails, November 15, 2022, Item #18
Resolution No. 22-
including maintenance, testing, and seismic failures, the fire protection system shall be retrofitted with backflow protection devices.
6. The building's automatic fire alarm system shall meet Poway Municipal Code requirements. A properly licensed contractor shall install/modify the automatic fire alarm system to approved standards. System shall be completely monitored by a U.L. listed central station alarm company or proprietary remote station. A separate plan submittal and approval by the Fire Department is required.
7. 2A 1 0BC fire extinguisher(s) are required for office areas every 3,000 square feet and 75 feet of travel distance.
8. Open doors shall not block hallway egress.
SECTION 4: The parties are hereby informed that the time within which judicial review of this decision must be sought is governed by Section 1094.6 of the California Code of Civil Procedure.
PASSED, ADOPTED AND APPROVED at a Regular Meeting of the City Council of the City of Poway, California on the 15th day of November, 2022 by the following vote, to wit:
AYES:
NOES:
ABSENT:
DISQUALIFIED:
Steve Vaus, Mayor
ATTEST:
Carrie Gallagher, CMC, City Clerk
7 of 12
November 15, 2022, Item #18
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8 of 12
Subject Location:
314-710-30
CG
City of Poway
Zoning/ Location Map
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ATTACHMENT B
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November 15, 2022, Item #18
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OWNER/TENANT :
TENANT:
BEST FRIENDS VETERINARY CUNIC
1•8411 POMEAADO RD~
P<:M'-Y CA.92054
cJo- ROBERT McCOOl
PHONE :
LEGAL:
LEGAL DESCRIPTION :
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ASSESSOR'S PARCEL NO.:
314-710-30-00
JOB A.OORESS :
14861 POMEFW>OAO., PC/NAY.CA 92064
EXl§T . CUP QF RECQRO :
113-0CM(lof2500SF)
PROJECT DATA:
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