For the Planning Commission Meeting of [April 11, 2018]
TO: Honorable Chairman and Planning Commissioners
APPROVAL: Robb Steel, Interim City Administrator
REVIEWED BY: Gina M. Gibson, Planning Manager
FROM: Daniel Rosas, Assistant Planner
Title
Conditional Development Permit No. 2018-0003 (MC2018-0011): A request to establish an animal hospital within an existing 9,792 square foot commercial office building located at 1786 North Riverside Avenue within the A-P (Administrative Professional) zone.
Body
APPLICANT:
Valley Animal Hospital, LLC, 553 Juniper Street, La Verne, CA 91750.
LOCATION:
The project site consists of one (1) parcel of land (APN: 0127-081-04) located at 1786 North Riverside Avenue (Refer to the attached Location Map (Exhibit A)).
BACKGROUND:
Surrounding Land Use and Zoning
|
Location |
Existing Land Use |
Zoning |
|
Site |
Office Dental |
Administrative Professional (A-P) |
|
North |
Office Medical |
Neighborhood Commercial (C-1) |
|
East |
Church |
Administrative Professional (A-P) |
|
South |
Office Financial Service |
Administrative Professional (A-P) |
|
West |
Residential Homes |
Single Family Residential (R-1B) |
General Plan Designations
|
Location |
General Plan Designation |
|
Site |
Office |
|
North |
Community Commercial |
|
East |
Office |
|
South |
Office |
|
West |
Residential 6 |
Site Characteristics
The project site is a rectangular shaped piece of land comprised of one (1) parcel. The project site is 2.3 acres in size with approximate dimensions of 618 feet (east-west) by 157 feet (north-south). The project site is on the west side of Riverside Avenue. To the north is a medical office building and to the south is a financial services office. To the east, across Riverside Avenue, is a church and to the west is a single-family residential neighborhood. The zoning of the project site and the properties to the south and east is Administrative Professional (A-P). The zoning of the property to the north is Neighborhood Commercial (C-1). The zoning of the property to the west is Single Family Residential (R-1B).
ANALYSIS/DISCUSSION:
Project Proposal & Site Design
Valley Animal Hospital proposes to re-use an existing 9,792 square foot office building. Approximately half of the property is developed and according to the applicant’s site plan and floor plan, the proposed project will include interior tenant improvements and rehabilitation of the existing parking lot area and landscaping (Exhibit B & C). The back half of the property will remain undeveloped. The animal hospital is currently located on Valley Boulevard in Bloomington, California and has been in operation for over fifty (50) years. The proposed relocation of the animal hospital will allow services to be offer to a larger population in the community. The business has twelve (12) employees and operates from 8:00am to 5:00pm, Monday thru Friday and from 9:00am to 5:00pm on Saturday. The animal hospital intends to continue its current full service veterinary care for small animals as well as grooming and boarding services.
Entitlements Requirements
CDP No. 2018-0003
Pursuant to Section 18.26.0430GD, other uses within the A-P (Administrative Professional) zone not listed under section 18.26.040 that are similar to and no more objectionable than any of the other conditional uses require Planning Commission approval of a conditional development permit. Clinics and hospitals are listed as a conditional use under Section 18.26.040A. The applicant has complied by filing an application for Conditional Development Permit No. 2018-0003.
Precise Plan of Design
The proposed change in use requires a Precise Plan of Design (PPD) review and approval by the Development Review Committee (DRC). After Planning Commission review, the applicant will submit a PPD application and the DRC will finalize the development-related conditions of approval for the project.
Landscaping
The landscape planters are existing but the condition of the landscape planting is in disrepair. The project consists of the replanting and repair of the landscape areas around the building perimeter and within the front setback including irrigation system repair and modification as needed. A separate landscape plan submittal to the Planning Division is required for review to ensure the planting of an abundant amount of shrubs and ground cover. Additionally, the front setback landscaping area will incorporate new hedges to screen the auto parking area from the street.
Parking Area
The propose project in include repair of existing asphalt paving, ADA compliance, installation of adequate lighting as required for safety, perimeter fencing along the property frontage and a new trash enclosure at the rear of the property.
Parking Calculations
The development will have forty (40) auto parking spaces. This quantity meets the minimum parking requirement as shown in the parking calculation chart below and as required by Section 18.58.050(E)5 of the Rialto Municipal Code:
|
Type of Use |
Floor Area (square feet) |
Parking Ratio |
Number of spaces |
|
|
|
|
|
|
Animal Hospital |
9,792 |
1 / 250 |
40 |
|
|
|
|
|
|
Total Required |
|
|
40 |
|
Total Provided |
|
|
40 |
Land Use Compatibility
The project is consistent with the Administrative Professional (A-P) zone and the surrounding land uses. There are no sensitive uses nearby that will be adversely affected by the proposed project, and since all proposed activities are restricted to within the building, the project will not negatively impact the adjacent uses. The project will benefit the community and improve the surrounding area. Upon completion of the project, new landscaping, lighting, trash enclosure and other site improvements in compliance with the City’s Design Guidelines, will aesthetically enhance the site.
GENERAL PLAN CONSISTENCY:
The project is consistent with the following goals of the Land Use Element and Economic Development Element of the Rialto General Plan:
Goal 2-16: Improve the architectural and design quality of development in Rialto.
Goal 3-1: Strengthen and diversify the economic base and employment opportunities, and maintain a positive business climate.
ENVIRONMENTAL IMPACT:
The project is exempt under CEQA Section 15301, Existing Facilities. The section allows for exemption of a project consisting of the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures involving negligible or no expansion of use beyond the existing at the time of the lead agency’s determination (E.A.R. 18-09).
PUBLIC NOTICE:
The City mailed public hearing notices for the proposed project to all property owners within 300 feet of the project site, and published the public hearing notice in the San Bernardino Sun newspaper as required by State law.
RECOMMENDATION:
It is recommended that the Planning Commission:
- Adopt the attached Resolution of Approval for Conditional Development Permit No. 831 to allow the establishment of a convenience market within an existing retail commercial building located at 501 West Foothill Boulevard, subject to the findings and conditions therein (Exhibit D)