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HomeMy WebLinkAbout2002-10-02; Planning Commission; ; CUP 02-10 - CANYON CREEK ANIMAL HOSPITAL• • The City of Carlsbad Planning Department A REPORT TO TBE PLANNING COMMISSION P.C. AGENDA OF: October 2, 2002 Item No.@ Application complete date: July 22, 2002 Project Planner: Brandon Nichols Project Engineer: John Maashoff SUBJECT: CUP 02-10 -CANYON CREEK ANll\lAL HOSPITAL -Request for approval to locate a small animal veterinary clinic within an approved shopping center at the southwest corner of the intersection of La Costa Avenue and Rancho Santa Fe Road ·within Local Facilities Management Zone 11. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 5292, APPROVING CUP 02-10 based on the findings and subject to the conditions contained herein. II. INTRODUCTION The applicant is requesting approval of a conditional use permit to locate a 2,400 square foot small animal veterinary clinic within an approved commercial shopping center to be constructed at the southwest corner of the intersection of La Costa Avenue and Rancho Santa Fe Road. The General Plan designation for the site is Local Shopping Center (L). The site is Zoned Planned Community (PC), and is located within the La Costa :Master Plan which designates the site General Commercial (C-2). Section 21.42.0I0(S)(L) of the Carlsbad Municipal Code (Conditional Uses), permits veterinary clinics and small animal hospitals in all zones, except residential, subject to the approval of a conditional use permit. ID. PROJECT DESCRIPTION AND BACKGROUND The applicant is proposing a small animal veterinary clinic to be located within a shell building in the Rancho La Costa Village shopping center. The Rancho La Costa Village center was approved by Site Development Plan 99-07 (Planning Commission Resolution 4809). The center is located on a 4.53 acre site zoned General Commercial (C-2) by the La Costa Master Plan. The underlying General Plan Land Use designation for the site is Local Shopping Center (L). The triangular shaped site is bordered on two sides by Rancho Santa Fe Road and La Costa Avenue and on the remaining side by an existing single-family residential community. Compatibility for the shopping center, and the proposed clinic, is ensured by increased building setbacks and an approximate 40' -50' landscaped slope that provides a buffer between the commercial and residential uses. Upon completion, the shopping center will consist of three commercial buildings, one of which has been completed and is currently occupied by a Sav-On drugstore. As shown on exhibit .. A," the proposed clinic is to be located in a building adjacent to the Sav- On drugstore on the area designated as "Pad B." The potential impacts of the veterinary clinic's operation upon surrounding land uses and adjacent tenants are to be mitigated through sound attenuation measures incorporated into the building design, and proper waste management. 0 • • CUP 02-10 -CANYON CREEK ANIMAL HOSPITAL October 2, 2002 Page2 IV. ANALYSIS The proposed project is subject to the following regulations: A. City of Carlsbad General Plan; B. La Costa Master Plan; C. C-2 General Commercial Zone (Chapter 21.28 of the Carlsbad Municipal Code); D. Conditional Use Permit Regulations (Chapter 21.42 of the Carlsbad Municipal Code); and E. Growth Management {Chapter 21.90 of the Carlsbad Municipal Code). The recommendation for approval of this conditional use permit was developed by analyzing the project's consistency with the applicable City regulations and policies. The project's compliance with each of the above regulations is discussed in detail in the sections below. A. General Plan The Local Shopping Center (L) land use designation of the site is intended to accommodate community-serving secondary tenants such as veterinary clinics. The proposed use is consistent with the General Plan, in that it is an allowed commercial use in an approved shopping center, subject to the issuance of a conditional use permit. B. La Costa Master Plan The La Costa Master plan designates the site as C-2 Community Commercial. The proposed use is consistent with the La Costa Master plan in that it is an allowed commercial use in the C-2 zone, subject to approval of a conditional use permit. C. C-2 General Commercial Zone The proposed use is consistent with the policies and provisions of the C-2 zone in that veterinary clinics are allowed uses in all zones, except residential, subject to the approval of a conditional use permit. D. Conditional Use Permit Regulations Conditional uses, such as veterinary clinics, possess unique and special characteristics which make it impractical to include them as permitted uses "by right" in any of the various zoning classifications (i.e., residential, commercial, office, industrial). The authority for the location and operation of these uses is subject to Planning Commission review and the issuance of conditional use permits. The four required findings for approval of this proposed conditional use permit are summarized below. • • CUP 02-10-CANYON CREEK ANIMAL HOSPITAL October 2, 2002 Page3 1. That the requested use is necessary or desirable for the development of the community, is essentially in harmony with various elements and objectives of the General Plan not detrimental to existing uses or to uses specifically permitted in the zone in which the use is to be located. • The proposed use is necessary and desirable for the development of the community in that veterinary clinics provide a necessary and desirable service for pet owning residents. • The proposed use is consistent with the General Plan in that the Local Shopping Center (L) land use designation is designed to accommodate community-serving uses such as veterinary clinics • The proposed use is not detrimental to permitted uses in the zone in that the veterinary clinic will be integrated into the future commercial building and requires no significant changes to the site design or function except for minor tenant improvements. Potential impacts associated with veterinary clinic operation are to be mitigated through sound attenuation and waste mitigation measures incorporated into the design and operation of the clinic. • The majority of animals will be treated on an outpatient basis and routine boarding of animals will not be advertised or provided. 2. That the site for the intended use is adequate in size and shape to accommodate the use. • The proposed site is adequate in size and shape to accommodate the use in that the project involves only tenant improvements to a building in an approved commercial center. No expansion of previously approved square footage is proposed. The veterinary clinic is to be located in a shopping center approved by Site Development Plan, SDP 99-07. The approved shopping center ,vill contain a 14,852 square foot drug store and 12,532 square feet of specialty retail to be serviced by 146 parking stalls. Since the veterinary clinic is an allowed use in an approved commercial center and since the proposed use does not entail an increase in building square footage, no additional parking is required. The 146 stalls provided exceed the City of Carlsbad's parking requirements based on the center's commercial square footage. 3. That all of the yards, setbacks, walls, fences, landscaping and other features necessary to adjust the requested use to existing or permitted future uses in the neighborhood be provided and maintained. • The shopping center was constructed in compliance with approved Site Development Plan, SDP 99-07 including all setbacks, walls, and landscaping. The proposed veterinary clinic requires only tenant improvements within a shell building in the shopping center. With the exception of tenant improvements to the suite, no alteration of the site is required for this project. • • CUP 02-10-CANYON CREEK ANIMAL HOSPITAL October 2, 2002 Page4 • The project design incorporates a number of sound mitigation measures designed to mitigate the impact of the clinic on surrounding land uses and tenants. These measures include: 1. Sound transition vestibules, contiguous to the ward area, to offset the potential for noise leaving the clinic when the interior ward door is open. 2. Sound walls will be incorporated into the design to mitigate kennel noise. One-half inch sound board will be installed in sound source areas. 3. Insulation over acoustical lay-in panels will be installed in the dog ward for sound attenuation. 4. Where skylights occur, a triple glazed skylight system will be used for mitigation of sound from the treatment area. 5. Cages with built-in sound shields are to be used for all of the animal wards. • Animal waste will be properly disposed of by technicians and employees, and signs will be posted instructing owners to clean up after their pets. 4. That the street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use. • The street system and internal circulation system serving the commercial project were designed to adequately handle all traffic generated by existing and future permitted land uses, including the proposed veterinary clinic. The Rancho La Costa Village shopping center was conditioned to provide adequate improvements to infrastructure to handle traffic generated by future commercial tenants. The Developer shall submit and receive approval of a Storm \Vater Management Plan (S\Vfi,1P) as required by the California Regional Water Quality Control Board. E. Growth Management The proposed project is located within Local Facilities :Management Zone 11. The facility impacts of the future shopping center in ,vhich the veterinary clinic is to be located were analyzed as part of the Site Development Plan for the commercial center. Since the veterinary clinic proposes no increase in square footage and will cause no additional parking, traffic, sewer or water facility impacts in excess of those approved by Site Development Plan 99-07, no further facility impact analysis is required. V. ENVIRONMENTAL REVIEW The proposed veterinary facility \"\ill require only tenant improvements to a suite within an approved shopping center. No expansion of square footage or use, beyond what was previously approved, is proposed. Therefore, this project is determined to be categorically exempt under section 15301 of the State CEQA Guidelines. • • CUP 02-10-CANYON CREEK ANIMAL HOSPITAL October 2, 2002 Page5 ATTACHMENTS: 1. Planning Commission Resolution No. 5292 (CUP) 2. Location Map 3. Background Data Sheet 4. Disclosure Statement 5. Reduced Exhibits 6. Full Size Exhibits "A" -"C", dated October 2, 2002 BN:mh • • SITE CANYON CREEK ANIMAL HOSPITAL CUP 02-10 • • BACKGROUND DATA SHEET CASE NO: CUP 02-10 CASE NMIE: Canyon Creek Animal Hospital APPLICANT: Betty J. Hall, D.V.M REQUEST AND LOCATION: Request for a Conditional Use Permit to locate a small animal veterinary clinic in an future commercial building on the southeast comer of Rancho Santa Fe Road and La Costa A venue. LEGAL DESCRIPTION: Parcel 2 of Parcel Map No. 12586, in the City of Carlsbad. County of San Diego, State of California, recorded on February 25. 1983 as file/page No. 83-060578 of official records in the office of the County Recorder of San Diego County. APN: 223-060-29 Acres: .05 Proposed No. of __ Lots/Units: ~I _________ _ GENERAL PLAN AND ZONING Land Use Designation: Local Shopping Center (L) Density Allowed: "-N=/Ac...;._ _____ _ Density Proposed: "-N=/ A'-"------------ Existing Zone: P-C Proposed Zone: "-N=/ Ac...;._ __________ _ Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site P-C L Commercial North P-C L Future Commercial South P-C RM Residential East P-C L Future Commercial West RD-M RMH Church/School PUBLIC FACILITIES School District: Encinitias, San Dieguito Union \Vater District: Leucadia Sewer District: Leucadia Equivalent Dwelling Units (Sewer Capacity): _________________ _ ENVIRON1\IENT AL IMPACT ASSESSl\lENT D Negative Declaration. issued. ____________________ _ D Certified Environmental Impact Report, dated ______________ _ ~ Other, Exempt per CEQA Section 15301, Exisiting Facilities .. of ~arlsbad IREJ,i,ii,l·l•J4•2=i4i, ,iJ ,i I DISCLOSURE STATE:l\lE~T Applicant's statement or disclosure of cenam ownership interests on all apph.::mons wh~h \"l.'111 requm:. discretionary action on the pan of the City Council or any appointed Board. Comm1ss1on or Commmee. The following information 1\IUST be disclosed at the time of apphcauon submmal. Your pro_1ect i:annot be reviewed until this inf onnatton 1s completed. Please pnnt. Sote: Person is defined as .. Any individual, firm. co-partnership, joint venture, association. social club. fraternal organizanon, corporation. estate, truSt. receiver, syndicate. in this and any other county. city and county. c1~ mumcipality," district or other political subdivision or any other group or combination acting as a umt." Agents may sign this documen~ however. the legal name and entity of the applicant and prope~-owner must be provided below. I. APPLICANT (Not the applicant's agent) 2. Provide the COMPLETE, LEGAL names and addresses of ALL persons havmg a financial mterest m the apphcanon. If the applicant includes a corporation or partnership. mclude the names, title, addresses of all individuals owning more than IO~o of the shares. IF NO INDIVIDUALS OWN MORE 11iAN 10% OF THE SHARES. PLEASE INDICATE NON- APPLICABLE (N/A) IN THE SPACE BELOW If a publiclv-owned corporation, include the names. titles. and addresses of the corporate officers. {A separate page may be attached if necessary.) Person :ii:!Cf J. Mu-, I!,. v.~ .. 1 ,,....c..~ Corp/Part. _____________ _ Title _______________ _ Address l"l"'" L.llt\k" QJ\'F-J {b;J 'i.lvc.,,,....ll\\J Address (ft-. q "'l.s:) "'2...\.(1 ·--------------- OWNER (Not the owner's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also. provide the nature of the legal ownership (i.e. partnership, tenants in common. non-profit. corporation. etc.). If the ownership includes a corporation or partnership. include the names. title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN l 0% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (NIA) IN THE SPACE BELOW. If a J2Ybhcb!= owned corooration, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person C!, yN TH 1 A-~ e L L Title "1,4-NA-, IA! I, A'JE"/11 (, E Js.. Address 11 l AS 16 LL IN ;4-Di.. )/EWPb~T ISEAe.dJ (!_ A 'i -;)..~s 1 Corp!Pan __ N _____ /A ________ _ Title _______________ _ Address ·--------------- , 635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 ('i) .. ., . SOS-PROFIT .. 1\"IZATJOS OR TRt·ST .. If any person idenufied pursuant to (11 or(.:! l abo\'e 1s a nonprofit organiza11on 0!" ,3 I:"'",: ,· : "~ names and addresses of ANY person serving as an officer or director of the n0n-p:-,~::: organization or as trustee or beneficiary of the. Non ProfitTrust. ________ _ NonProfitTrust. __________ _ Title. ____________ _ Title. _______________ _ Address. ___________ _ Address. ______________ _ 4. Have you had more than $250 worth of business transacted with any member of Cay staff Boards. Commissions. Committees andior Council withm the past twelve ~l:?} months? D Yes ~o If yes, please indicate person(s):, ______________ _ NOTE: Attach additional sheets if necessary. I cerufy that all the above mformation is true and correct to the best ofmy knowledge. ~ ?: ~ ~ ,~t. /~L Signature of applicant/date Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of ovmer/applicant's agent H :AOMIN\COUNTER\OISCLOSURE ST A TEMENT 5/98 Page 2 of 2 .. r '.4 ,r I C CANYON CREEK ANIMAL HOSPITAL SITE PLAN DEVELOPER LANOSCAPE AAC!l\TECT c-t!llWIJIIUkAIIIOC.. NC. LNftT c.RJIOHNC. • CAStlU..NA"""" a:ION011fltAt.AtiAA\o1!1 lf!ll!'UlllfACli.CANM7 ~CA- (M)"'4-t ... C1Mllll·nrl ATll+cY!IIIIAllll Am+lNll'ICNUON ARCI-OEOT PL.ANNtKI CONBIJL TANT --_.._All<l<l :IOl<llil1IITOI.ITNOO IIIOOPAffl!UIICT.- COIITA I.II," CA IH21 CM.aAD.CA- 17141141>-IIOOO VIO)CII-- ATl!OIICI<-Arn+ITANYM.111 CIVL E~l;:Eft TllAFF1C CONllU.. TAtfl' 111.UW</WlM.<H ""· ---TU 11,1-ar.to --VUAl!OAD,-IAN 0600, CA 111121 LUI Oll<lQ CA -(l,11-ICI --AT1 .. llllttWl'MAN ATIN, IIAlll<AII BETTY J. HALL, DVM Summary Table CUP02-10 1. Aaae1aor Parcel Nl.lllber-223-{)60-29 2 SIie Acreage· Clroh Acreage: :t:4.52611 acrea :1:1117,192 II Net Acreage: :t4.1218 acre, :1:1711,5411 II 3. Exlalilg Zone and Land Use: PC 4. Exlllilg Oenttral Plan: c-C01M111lty commerc:111 5. Total Bulldlng Covera~ 15,3X 6. Total ~ Square tageo 27,384 al 7. Percent Landlcapilg 48 45X 8 ParklrQ Provided: 146 alala Parkilg Requred• 9 Avg Dally Traffic: lt14 ITAIDAN), 32 COMPActl (1/200 11) 137 alaHa Drug Btor• -(14,l!S.2 Ill llpocillly 111111 • !12,1532111) SERVICE AGENCIES (90 TAl!'fl/(000 If) \337A D T ('40 Tfll'S/tOOO If) l!Ql MU, Tolll \!138 AD T, Flre Protection: CHy of Carlabad Fre Dept. Sewer• Leucadia Co111ly Water Dlatrlcl Waler• Ollvehaln Municipal Waler D1etrlcl Oas and Eleclrfc: 8.D.O &E. Telephone• Pacfflc BeH Cable T.V. La Costa Cable .---.::c~ ----==:::-_-_--:=----= ~---:_ ~-~~~ -::::=-~ --- RANCHO SANT A FE_!!~: ___ -~ ----------,--~-_-_ ~~-=-.----------L--------··-- RtCFM!I) VIC!NTY MAP 'll!CE!Vr it1Q HOTTOllr • .lJ..I ~A'ft11ftll Cnu, ""' SIIAO c~i.~~ci: .. ~" y:"•"" 1-:1:;~;f,fif./ 111',;i..,J.u.J..;j I -··· .. 40 SDP • SHEET 1 OF B 1 OF fl ••---..._ .................. -.......... -,, _,_,u, ................ """""UIIG ~--•...,,IIIC_.11b ..... «N,,..1~1Wllllltolf', .... MwMIJH.'Ml""" ....... 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