REPORT TO PLANNING AND DESIGN COMMISSION City of Sacramento

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REPORT TO PLANNING AND DESIGN COMMISSION City of Sacramento 915 I Street, Sacramento, CA 95814-2671 www.cityofsacramento.

1 REPORT TO PLANNING AND DESIGN COMMISSION City of Sacramento 915 I Street, Sacramento, CA PUBLIC HEARING November 20, 2014 To: Members of the Planning and Design Commission Subject: Sacramento Pet Resort (P14-033) A request to convert an existing industrial building on 1.85± acres into a dog kennel, pet spa, and dog daycare facility in the Light Industrial (M-1S) zone. A. Environmental Determination: Exempt per CEQA Guidelines Section (Infill Development Projects); B. Conditional Use Permit to convert an existing industrial building on 1.85± acres into a dog kennel, pet spa, and dog daycare facility in the M-1S zone Location/Council District: 6083 Power Inn Road, Sacramento, CA Assessor s Parcel Number: Council District: 6 Recommendation: Staff recommends the Commission approve the request based on the findings and subject to the conditions listed in Attachment 1. The Commission has final approval authority over items A and B above, and its decision is appealable to City Council. At the time of the writing of this report, the project is non-controversial. Contact: Arwen Wacht, Associate Planner, (916) Lindsey Alagozian, Senior Planner, (916) Applicant: Shauna Verkade, Sacramento Pet Resort & Spa, Inc., (916) Power Inn Road, Sacramento, CA Owner: Whitney & Shauna Verkade, (916) Grant Line Road, Elk Grove, CA

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3 Summary: The applicant proposes to convert an existing 24,000 square foot industrial building into an overnight dog kennel, pet spa/grooming, daily dog care, and training facility. A portion of the building will also be used for future veterinary services and warehouse / storage space. The proposed kennel, grooming, dog care, and training uses fall under the definition of a kennel under the Planning and Development Code, and the proposed kennel use requires the approval of a Planning and Design Commission level conditional use permit. At the time of the writing of this report, there were no outstanding issues or concerns regarding the project. The project is considered to be non-controversial. Table 1: Project Information General Plan designation: Employment Center Low Rise Existing zoning of site: M-1S (Light Industrial) Existing use of site: Industrial (unoccupied) Property area: 1.85± acres Background Information: This general area was annexed into the city limits in The existing building was constructed as a 24,000 square foot warehouse shell building in Building permit research shows the previous uses of the building include: wood working shop, auto repair shop, warehouse, and manufacturing. In 2009, the property was rezoned from Heavy Industrial (M-2S) to Light Industrial (M-1S) as part of the rezoning for General Plan Consistency and Land Use Change (OR ). Public/Neighborhood Outreach and Comments: Staff routed the proposal to various neighborhood groups and associations, which include: Avondale/Glen Elder Neighborhood Association, Southeast Village Neighborhood Association, and Power Inn Alliance. Staff also posted a public notice at the property and notified property owners within 300 feet of the site of this public hearing. At the time of the writing of this report, staff had not received any communications from neighbors or neighborhood associations regarding this proposal. Environmental Considerations: The Community Development Department, Environmental Planning Services Division has reviewed this project and determined that it is exempt from the provisions of the California Environmental Quality Act (CEQA) under Class 32, Section In-Fill Development Projects. The project consists of the conversion of existing industrial building from industrial uses into a kennel use. The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designations and regulations. The proposal occurs within city limits on a project site of no more than five acres (1.85± acres) substantially surrounded by urban uses. The project site has no value as habitat for endangered, rare of threatened species. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality. And, the site can be adequately served by all required utilities and public services. 3

4 Business Operation The applicant is proposing to operate an overnight kennel (for both dogs and cats), dog daycare, pet spa, and training facility. They are proposing a maximum of 55 dogs and 8 cats for overnight boarding, and 87 dogs for the daycare. There will also be additional dogs onsite for shorter periods of time for grooming and dog training. The public business hours are 7:00 a.m. to 7:00 p.m., seven days a week. After 7:00 p.m., the facility will be locked and closed to the public. There will be 24 hour security and/or staff to ensure the safety and the monitoring of the animals after hours. All pets will be placed in their kennels and the kennel areas will be closed at 7:30 p.m. No pets will be allowed to move freely in the facility after hours. The overall staff needs for the facility will be based on the number of pets at the pet resort. For the group play areas (daycare), staffing will be provided at 1 employee to 15 dogs. The kennel will have two technicians that will take care of the needs of their boarding clients. There will also be additional staff for cleaning, training of dogs, grooming, and to provide care for private play pets. There will also be a manager onduty at all times, as well as a receptionist in the front office. The applicant has provided a detailed operation plan summary that has been included as Attachment 3. For overnight boarding, the applicant is proposing a maximum of 55 dogs and 8 cats. There will be separate kennels for each of the dogs and cat condos in the cat room for each cat, all located within the existing building. For the proposed dog daycare, the applicant is proposing 75 square feet per dog for safe play. The proposal includes 6,500 square feet of indoor play area and 3,600 square feet of outdoor play area. Adjacent Properties The properties immediately adjacent to the north, south, and east are zoned industrial (M-1S) and house industrial, warehouse, and/or manufacturing uses. The properties to the west, across Power Inn Road, are zoned residentially (R-1) and house a single-unit dwelling, religious facility, and school. Building Design The existing building is a 24,000 square foot tilt-up concrete warehouse structure facing Power Inn Road. The main entrance for the reception area of the kennel faces Power Inn Road towards the center of the building. The applicant is not proposing any exterior modifications to the existing structure, but is proposing improvements at the rear of the building for the outdoor yard and play areas for the dogs, which are currently paved and fenced. The yard and play areas will be separated by new chain link fencing and the applicant will be installing pet grass elimination areas for the dogs. If the trash and recycling containers will be located outside of the building, the applicant will be required to meet development standards for trash and recycling enclosures. 4

5 Access, Circulation and Parking The project site is located east of the intersection of Power Inn Road and Lemon Hill Avenue. Vehicular access to the site is from a driveway on Power Inn Road on the northwestern portion of the site and a signalized intersection at Power Inn Road and Lemon Hill Avenue on the southwestern portion of the site. The applicant is providing thirty-five (35) parking spaces within the existing parking area between the building and Power Inn Road. The traditional parking district requires the following number of parking spaces for kennel, office/medical clinic or office, and warehouse uses: Table 2a: Parking Use Parking Requirement Kennel 1 space per 10 animals Office; 1 per 500 gross Medical square feet of Clinic or building Office Warehouse 1 per 2,000 gross square feet of building Square footage / number of animals Number of required parking spaces 150 animals 15 spaces 2,000± square feet 4 spaces 8,700± square feet 5 spaces Table 2b: Bicycle Parking Use Requirements for long term bicycle Requirements for short term bicycle Number of required spaces parking parking Kennel No spaces required No spaces required 0 Office; Medical Clinic or Office 3 long term spaces 1 space per 667 gross square feet of building or 2 spaces, whichever is greater Warehouse 1 space per 12,000 gross square feet of building or 2 spaces, whichever is greater 1 space per 20,000 gross square feet of building or 2 spaces, whichever is greater 2 short term spaces 2 spaces 1 long term space 2 short term spaces The proposed kennel, warehouse, and veterinary service uses require a minimum of 24 vehicle parking spaces. With 35 parking spaces onsite, the proposal has adequate onsite parking available for these uses. The proposal also requires 4 long term bicycle parking spaces, and 4 short term bicycle parking spaces. The site plan does not currently depict any onsite bicycle parking, so the project will be conditioned to meet required bicycle parking standards. 5

6 Fencing The Planning and Development code requires that all uses shall be conducted wholly within a completely enclosed building or within an area enclosed on all sides by a solid fence or wall at least six feet in height in the M-1S zone (S.C.C ). There is existing chain link fencing north and south of the existing building and at the rear of the property (east of the building). In order to comply with the requirements for solid fencing in the M-1S zone for the proposed yard and play areas, the applicant will need to either install slats in the existing and proposed chain link fencing or provide an alternative type of solid fencing or wall for these areas. Signage The Light Industrial (M-1S) zone allows for a maximum of two attached signs, which combined may not exceed three square feet for each front foot of building occupancy. Therefore, the sign code would allow up to 720 square feet total for all attached signage, a maximum of 300 square feet per sign, and a maximum of two attached signs. The current signage proposal shows three attached signs, so the project will be conditioned to meet sign code requirements for their signage and will be required to go through Site Plan and Design Review through the building/sign permit process. Policy Considerations: General Plan: The subject site is designated Employment Center Low Rise in the 2030 General Plan. This designation provides for employment center generating uses that generally do not produce loud noise or noxious odor. The proposal is consistent with the following General Plan goals and policies: Neighborhoods as a Basic Unit. Recognizing that Sacramento s neighborhoods are the basic living environments that make-up the city s urban fabric, the City shall strive through its planning and urban design to preserve and enhance their distinctiveness, identity, and livability from the downtown core to well integrated new growth areas (LU 2.1.1). Staff finds that the kennel and related commercial services furthers the goal of creating complete neighborhoods to live, work and play. Child Care in Employment Centers. The City shall encourage major employers to incorporate child care facilities and/or programs to help attract and maintain a productive work force and provide an accessible source of child care to area employees (LU 8.2.6). Staff finds that the kennel provides a support service use which benefits employees by providing daycare and overnight stays for canines and felines. Appropriate Parking. The City shall ensure that appropriate parking is provided, considering access to existing and funded transit, shared parking opportunities for mixed-use development, and implementation of Transportation Demand 6

7 Management plans (LU 6.1.1). Staff finds that the amount of onsite parking provided is adequate and appropriate for the proposed use. Planning and Development Code A kennel is defined in the Planning and Development code as any premises, buildings, or structures that are used for the commercial breeding, boarding, training, grooming, or bathing of dogs, cats, and/or other small domesticated household pets (not farm animals), or for the breeding or keeping of dogs for racing purposes. A Planning and Design Commission conditional use permit is required to establish a kennel in the Light Industrial (M-1S) zone. In evaluating conditional use permit proposals of this type, the Commission is required to make the following findings: A. The proposed use and its operating characteristics are consistent with the general plan and any applicable specific plan or transit village plan; B. The proposed use and its operating characteristics are consistent with the applicable standards, requirements, and regulations of the zoning district in which it is located, and of all other provisions of this title and this code; C. The proposed use is situated on a parcel that is physically suitable in terms of location, size, topography, and access, and that is adequately served by public services and utilities; and D. The proposed use and its operating characteristics are not detrimental to the public health, safety, convenience, or welfare of persons residing, working, visiting, or recreating in the surrounding neighborhood and will not result in the creation of a nuisance. Staff is in support of the conditional use permit in that the use is consistent with the goals and policies of the General Plan. Staff also believes, as conditioned and per the applicant s proposed operation plan summary (Attachment 3) the proposed use is compatible with the existing industrial use onsite and the proposed facility will not negatively impact the surrounding industrial uses and the residential uses located across Power Inn Road from this site. Conclusion Staff recommends approval of the project since the proposal: a) provides an important support service use for employees and neighbors needing daycare, overnight stays, or grooming for their dogs and cats; b) the building will be required to meet all applicable building code requirements; and c) the kennel use is appropriately located in an industrial area and is consistent with the policies of the General Plan designation of Employment Center Low Rise. 7

9 Attachment 1 Findings Of Fact Proposed Findings of Fact and Conditions of Approval Sacramento Pet Resort (P14-033) 6083 Power Inn Road A. Environmental Determination: Based upon the determination and recommendation of the City s Environmental Planning Services Manager and the oral and documentary evidence received at the hearing on the Project, the Planning and Design Commission finds that the Project is exempt from review under Section 15332, In-Fill Development Projects, of the California Environmental Quality Act, as follows: 1. The project is consistent with the applicable general plan designation and all applicable general plan policies as well as with applicable zoning designations and regulations; 2. The project occurs within city limits on a project site of no more than five acres (1.85± acres) substantially surrounded by urban uses; 3. The project site has no value as habitat for endangered, rare of threatened species; 4. Approval of the project would not result in any significant effects relating to traffic, noise, air quality, or water quality; and 5. The site can be adequately served by all required utilities and public services. B. The Conditional Use Permit to convert an existing industrial building on 1.85± acres into a dog kennel, pet spa, and dog daycare facility in the M-1S zone is approved subject to the following Findings of Fact and Conditions of Approval: 1. The proposed use and its operating characteristics are consistent with Employment Center Low Rise land use designation and the related goals and policies of the 2030 General Plan, which encourage service related uses that provide support to employees. 2. As conditioned, the proposed use and its operating characteristics are consistent with the applicable standards, requirements and regulations of the Light Industrial (M-1S) zone and Planning and Development Code, in that a kennel and related uses are compatible with the immediately surrounding industrial uses in the neighborhood and broadens the type of support services available in the area. 9

10 3. The proposed use is situated on a parcel that is physically suitable in terms of location, size, topography, and access, and that is adequately served by public services and utilities, in that the project has been analyzed by City departments and it has been determined that all streets and other public access ways and facilities, parking facilities, and utility infrastructure are adequate to serve the proposed development and comply with all applicable design guidelines and development standards. 4. The proposed use would not be detrimental to the public health, safety, convenience, or welfare of persons residing, working, visiting, or recreating in the surrounding neighborhood and will not result in the creation of a nuisance in that the kennel use and related services will be generally located within an enclosed building in an industrial area and animals dropped off and picked up at the site will be leashed or in a carrier. Conditions Of Approval B. The Conditional Use Permit to convert an existing industrial building on 1.85± acres into a dog kennel, pet spa, and dog daycare facility in the M-1S zone is hereby approved subject to the following conditions of approval: PLANNING: B1. Applicant shall obtain all necessary building and/or encroachment permits prior to commencing construction. B2. The project shall be in substantial conformance to the approved plans as shown on the attached exhibits and as conditioned to revise. Any modification to the project shall be subject to review and approval by Planning staff (and may require additional entitlements) prior to the issuance of building permits. B3. A sign indicating a 24-hour emergency phone number and contact person shall be kept current and posted on the building. B4. A maximum of 150 animal clients shall be onsite at any one time. B5. All animals shall be on a leash or within a carrier when they are picked up or dropped off. B6. The front of the business shall be maintained and cleaned. Litter and debris shall be picked up on a daily basis. 10

11 BUILDING: B7. All signage shall comply with the applicable sign code requirements and shall be subject to Site Plan and Design Review through the building / sign permit process. B8. No other exterior work is allowed. Any additional development, changes, or modifications to the exterior of the site may require Design Review/Planning review and approval (and may require additional entitlements). B9. All trash and recycling facilities shall comply with all applicable recycling and solid waste disposal regulations in the Planning and Development Code (S.C.C. Chapter ). B10. All fencing and/or walls shall comply with all applicable fencing or wall requirements for the M-1S zone (S.C.C ) and development regulations (S.C.C. Chapter ). B11. All work requires a building permit and must comply with the applicable requirements of the 2013 California Code of Regulations Title 24, Part 2 (California Building Code), Part 3 (California Electrical Code), Part 4 (California Mechanical Code), Part 5 (California Plumbing Code), Part 6 (California Energy Code), Part 9 (California Fire Code), and Part 11 (California Green Code). PUBLIC WORKS: B12. Power Inn Road adjacent to the subject property is designated as a 6-lane arterial roadway in the City s 2030 General Plan. The applicant shall dedicate in the form of an Irrevocable Offer of Dedication (if not already in place) sufficient right-of-way to accommodate the half-street section of a 6-lane arterial cross-street section (60.5-ft measured from the street centerline) to the satisfaction of the Department of Public Works. B13. The applicant shall repair, replace/reconstruct any deteriorated curb, gutter and sidewalk adjacent to the subject property per City standards to the satisfaction of the Department of Public Works. B14. Design and install street lighting adjacent to the subject property (if needed) per Section 14 of the City s Design and Procedure Manual to the satisfaction of the Department of Public Works. B15. All site driveways shall be designed and constructed per City standards to the satisfaction of the Department of Public Works. 11

12 B16. The site plan shall conform to the parking requirements set forth in City Code (Development standards for off-street parking facilities, Zoning Ordinance). B17. The design of walls fences and signage near intersections and driveways shall allow stopping sight distance per Caltrans standards and comply with City Code Section (25' sight triangle). Walls shall be set back 3' behind the sight line needed for stopping sight distance to allow sufficient room for pilasters. Landscaping in the area required for adequate stopping sight distance shall be limited 3.5' in height at maturity. The area of exclusion shall be determined by the Department of Public Works. SACRAMENTO AREA SEWER DISTRICT (SASD): B18. The property is currently connected to public sewer. Sewer service shall continue to be provided by SASD infrastructure to the existing sewer service lateral. Required modifications, if any, shall be to the satisfaction of SASD. SASD Design Standards apply to any sewer construction and/or modification. B19. Additional sewer impact fee may be required and if required, must be paid before issuance of the building permit. Contact PSU at for further information on sewer impact fee. ADVISORY NOTES: PARKS AND RECREATION: 1. Per City Code Chapter 18.44, a Park Development Impact Fee (PIF) shall be due prior to issuance of a building permit. The Park Development Impact Fee shall be based on the standard rate of $0.41 per square foot for a commercial services use, for a total of $9,840 for the 24,000 square foot building. Pursuant to section of City Code, the change in use of an existing building from a previous industrial use to a commercial use shall trigger the PIF requirement; the applicant shall be entitled to a credit for fees previously paid for the prior use. However, in a review of past building permits issued for this parcel, no PIF was paid and therefore no credit has been applied. The PIF shall be calculated based upon the fee in effect on the date the building permit application is submitted. 12

13 Exhibit 1A Site Plan (A0.1) 13

14 Exhibit 1B Elevations (A2.1) 14

15 Exhibit 1C Floor Plan (A2.2) 15

16 Subject: Sacramento Pet Resort (P14-033) Attachment 2 November 20, 2014 Aerial Zoning Map 16

17 Attachment 3 Operation Plan Summary 17

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19 Subject: Sacramento Pet Resort (P14-033) November 20,

20 Subject: Sacramento Pet Resort (P14-033) November 20,

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23 Subject: Sacramento Pet Resort (P14-033) November 20,

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REPORT TO PLANNING AND DESIGN COMMISSION City of Sacramento

REPORT TO PLANNING AND DESIGN COMMISSION City of Sacramento 915 I Street, Sacramento, CA 95814-2671 www.cityofsacramento.org 9 To: Members of the Planning and Design Commission PUBLIC HEARING April 16,