REPORT TO PLANNING AND DESIGN COMMISSION City of Sacramento 915 I Street, Sacramento, CA 95814-2671 4 To: Members of the Planning and Design Commission: PUBLIC HEARING May 11, 2017 Subject: Capital City K9 Service Program (P17-015) A request to operate a ±6,683-square foot kennel and dog training facility in an existing warehouse building on ±3.47 acres in the Light Industrial (M-1) zone. A. Environmental Determination: Environmental Exemption per CEQA Guidelines Section 15301 Existing Facilities; B. Conditional Use Permit to operate a kennel and dog training facility in an existing ±6,683-square foot warehouse on a ±3.47-acres parcel in the Light Industrial (M-1) zone. Location/Council District: Location: 7500 14th Avenue, Suite 22 APN Numbers: 021-0101-039 Council District: 6 Recommendation: Staff recommends that Commission approve the request based on the findings of fact and subject to the conditions listed in Attachment 1. The Planning and Design Commission has the final authority over items A & B above, and its decision is appealable to City Council. At the time of the writing of this report, staff is not aware of any opposition and the project is considered non-controversial. Contact: Miriam Lim, Junior Planner, (916) 808-3540 mlim@cityofsacramento.org; Antonio Ablog, Senior Planner, (916) 808-7702 aablog@cityofsacramento.org Applicant: Justine Borghello/Ryan Peterson, Capital City K9 Service Program, 7500 14th Avenue, Sacramento, CA 95820, (916) 400-4337 Property Owner: Mike or AJ Holcomb, Holcomb Property Management, (916) 388-1262, hpmtholcomb@comcast.net
Figure 1: Vicinity Map 2
Summary The applicant is requesting a Conditional Use Permit (CUP) to legally operate a kennel and dog training facility in an existing ±6,683-square foot warehouse in a ±3.47-acres parcel in the Light Industrial (M-1) zone. The proposed use will occur on a site that houses other warehouse and light industrial operations. Table 1: Project Information General Plan Designation: Employment Center Low Rise Community Plan Area: Fruitridge/Broadway Existing zoning of site: Light Industrial (M-1) Existing use of site: 77,111 square feet of warehouse space Property area: Approximately 3.47 acres Parking District: Traditional Background Information & Entitlement History The subject site is a developed ±3.47-acres parcel on the south side of 14 th Avenue and it is currently occupied by existing multi-tenant single-story buildings and associated parking lot. The proposed kennel facility is ±6,683 square feet and is located on the west side end of the building along the southern property line. The existing building houses other commercial and industrial tenants. The entire site is bordered by 14 th Avenue to the north, a storage for building materials to the south, and warehouses to the east and west. Figure 2: Project Site Aerial 3
Code Enforcement records indicate that this parcel was inspected on February 19, 2015 for operating a non-compliant dog training and kennel facility, and a letter was sent to the property owner advising of the need for a Conditional Use Permit. The kennel is an allowed use in the M-1 zone with a CUP approved by the Planning and Design Commission. At that time, the previous business owner met with city staff and stated that he would cease business and would consider re-opening after submitting for the permit. On March 18, 2015, city staff inspected the interior of the building and was shown that the dogs were no longer housed at that location and the case closed. There are no records of any previous applications submitted to operate the kennel. On January 3, 2017, Zoning investigation staff inspected the facilities after receiving notification by Code Enforcement that a kennel was still operating without a CUP. The current management has taken steps to bring the operation into compliance with City Code, and on February 22, 2017, an application for a CUP was submitted. Public/Neighborhood Outreach Staff routed the proposal to the Colonial Manor Neighborhood Association, Tahoe Park Neighborhood Association, and the Power Inn Alliance on March 1, 2017. In addition, staff posted the site and mailed public hearing notices for the project to all property owners within 300 feet of the subject site, as well as the above neighborhood associations on April 28, 2017. At the time of writing this report, staff had not received any comments. Environmental Considerations The Community Development Department, Environmental Planning Services Division has reviewed this Project and determined that this is exempt from the provisions of the California Environmental Quality Act (CEQA) Section 15301, Existing Facilities. The project consists of the approval of a conditional use permit to allow operation of a ±6,683-square foot kennel and service dog training facility in an existing industrial/warehouse building in the Light Industrial (M-1) zone. The Project is consistent with the Class 1 exemption, CEQA Guidelines Section 15301 in that the Project consists of the operation and permitting of existing facilities involving negligible expansion of use. There are no unusual circumstances that would result in a significant effect. 200-Year Floor Protection: State Law (SB 5) and Planning and Development Code Chapter 17.810 require that the City must make specific findings prior to approving certain entitlements for projects within a flood hazard zone. The purpose is to ensure that new development will have protection from a 200-year flood event or will achieve that protection by 2025. The project site is within an area for which the local flood management agency has made adequate progress (as defined in California Government Code section 65007) on the construction of a flood protection system that will result in flood protection equal to or greater than the urban level of flood protection in urban areas for property located within a flood hazard zone, intended to be protected by the system, as demonstrated by the SAFCA Urban level of flood protection plan, adequate progress baseline report, and adequate progress toward an urban level of flood protection engineer s report accepted by City Council Resolution No. 2016-0226 on June 21, 2016. 4
Policy Considerations The 2035 General Plan Update was adopted by City Council on March 3, 2015. The 2035 General Plan s goals, policies, and implementation programs define a roadmap to achieving Sacramento s vision to be the most livable city in America. The project site is designated in the General Plan as Employment Center Low Rise, which provides for employment generating uses that generally do not produce loud noise or noxious odor including the following: Industrial or manufacturing that occurs entirely within an enclosed building or an enclosed outdoor area with appropriately landscaped setbacks; office flex space (i.e., industrial structures converting to office or research and design uses); residential and commercial flex-space (i.e., industrial structures converting to residential or commercial uses) in areas expected to transition to urban development; office uses; retail and service uses that provide support to employees; compatible public, quasi-public, and special uses. The project is consistent with the goals, policies, and density standards of the General Plan and is generally compatible with the neighborhood in the vicinity. Goals and policies supported by this project are: GOAL LU 7.2 Industrial Development. Maintain industrial districts that provide for the manufacturing of goods, flex space, and research and development that are attractive, compatible with adjoining nonindustrial uses, and well-maintained. Policy LU 7.2.4 Industrial Conversion. The City shall promote, when appropriate, the conversion of existing industrial, warehousing, and distribution facilities to flex space and business incubators (i.e., light industrial and research and employment opportunities without the environmental impacts of traditional industrial uses. Staff finds that the proposed project supports the General Plan policy of converting existing industrial space to lower impact flex and business space, as the proposed operations convert former light industrial/warehouse space to a kennel facility that offers dog training in a fully enclosed building. Land Use The project site is in the M-1 zone and operating a kennel is allowed with a conditional use permit approved by the Planning and Design Commission, per Section 17.220.110(B)(2) of the Planning and Development Code. The applicant is requesting to operate a kennel and dog training facility within an existing warehouse building. The entire site is accessed via a driveway from 14 th Avenue and located within the Traditional parking district. The project requires a minimum of 1 parking space per 10 animals, per Table 17.608.030B(5), and the facility has space for up to 15 dogs. The existing site is consistent with the development standards for the proposed use in all respects. The proposed project will not require any exterior modifications to the building or to the site. The project site is already equipped with office spaces, kennel runs, a training area, a dog wash room and storage rooms, therefore no new construction or demolition is proposed. There are two doors to the facility, with the main entrance on the west side of the building through two open offices that lead to the training area and the kennels. There is another 5
office area in the east end of the building and storage rooms near all the offices. All training will occur indoors and no general boarding service will be offered to the public, per the applicant. Only overnight boarding for service dogs in training will be provided. There will be no more than 10 dogs at any one time; however, there is space for 15. The hours of operation are every day from 8:00am to 5:00pm, with the exception of Fridays, which is 8:00am to 7:00pm. Figure 3: View of the West Entrance (Main Entrance) Figure 4: View of the East Entrance 6
In evaluating Conditional Use Permit proposals of this type, the Planning and Design Commission is required to make the following findings: 1. The proposed use and its operating characteristics are consistent with the general plan and any applicable specific plan or transit village plan, in that the kennel use is consistent with the General Plan designation of Employment Center Low Rise. The proposed kennel is a reuse of an existing building and is consistent with the General Plan s policy to encourage the reuse of underutilized, vacant, or obsolete industrial buildings. 2. 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, in that the kennel facility is allowed in the Light Industrial (M-1) zone with the approval of a Planning and Design Commission Conditional Use Permit. 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 site is developed to current standards related to landscaping, parking, and access, and has been reviewed by Public Works to ensure proper circulation and maneuvering. 4. The proposed use and its operating characteristics will 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: a) the kennel use is located along a predominantly industrial zone (14 th Avenue); b) the project is conditioned to keep all training indoors; c) the site is not located near any residential uses; and d) the site provides adequate parking for the use. Recommendation Staff recommends that Planning & Design Commission approves items A through B subject to the findings of fact and conditions listed in Attachment 1. The project: a) is consistent with the goals and policies of the General Plan Employment Center Low Rise designation and the Light Industrial (M-1) zone, which allows kennel uses with the approval of a conditional use permit; b) utilizes an existing industrial building and does not include any outdoor uses; and c) provides adequate parking for visitors and employees of the facility. Attachments: Attachment 1 Attachment 2 Exhibit A Exhibit B Exhibit C Attachment 3 Recommended Findings & Conditions Project Plans Site Plan Floor Plan Site Photos Land Use Map 7
PROPOSED FINDINGS OF FACT AND CONDITIONS OF APPROVAL CAPITAL CITY K9 SERVICES PROGRAM (P17-015) 7500 14 TH AVENUE FINDINGS OF FACT: A. Environmental Determination: Exemption: Existing Facilities (15301) Attachment 1 Based on the determination and recommendation of the City s Environmental Planning Services Manager and the oral and documentary evidence received at the hearing of the Project, the Planning and Design Commission finds that the Project is exempt from review under Section 15301, Existing Facilities of the California Environmental Quality Act Guidelines as follows: 1. The project consists of the operation and permitting of existing facilities involving negligible expansion of use. B. Conditional Use Permit to establish a kennel and service dog training facility in an existing ±6,683-square foot warehouse on a ±3.47-acres parcel in the Light Industrial (M-1) zone is approved subject to the following Findings of Fact: 5. The proposed use and its operating characteristics are consistent with the general plan and any applicable specific plan or transit village plan, in that the kennel use is consistent with the General Plan designation of Employment Center Low Rise. The proposed kennel is a reuse of an existing building and is consistent with the General Plan s policy to encourage the reuse of underutilized, vacant, or obsolete industrial buildings. 6. 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, in that the kennel facility is allowed in the Light Industrial (M-1) zone with the approval of a Planning and Design Commission Conditional Use Permit. 7. 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 site is developed to current standards related to landscaping, parking, and access, and has been reviewed by Public Works to ensure proper circulation and maneuvering. 8. The proposed use and its operating characteristics will 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: a) the kennel use is located along a predominantly industrial zone (14 th Avenue); b) the project is conditioned to keep all training indoors; c) the site is not located near any residential uses; 9
and d) the site provides adequate parking for the use. C. SB 5 - Flood Protection: The local flood management agency has made adequate progress (as defined in California Government Code section 65007) on the construction of a flood protection system that will result in flood protection equal to or greater than the urban level of flood protection in urban areas for property located within a flood hazard zone, intended to be protected by the system, as demonstrated by the SAFCA Urban level of flood protection plan, adequate progress baseline report, and adequate progress toward an urban level of flood protection engineer s report accepted by City Council Resolution No. 2016-0226 on June 21, 2016. CONDITIONS OF APPROVAL B. The Conditional Use Permit to establish a kennel and service dog training facility in an existing ±6,683-square foot warehouse on a ±3.47-acres parcel in the Light Industrial (M-1) zone is approved subject to the following conditions: PLANNING: B 1. B 2. B 3. The site shall be in compliance with the attached exhibits, except as conditioned. Any modification to the project shall be subject to review by Planning staff prior to the issuance of building permits. Any significant modifications to the project may require subsequent entitlements. All training activities shall be confined within the building. Any proposed signage requires a sign permit and is subject to site plan and design review approval. Sacramento Area Sewer District (SASD): Stephen Moore (916) 876-6296 B 4. The subject property is outside the boundaries of the SASD but within the Urban Service Boundary and Regional San boundaries, as shown on the Sacramento County General Plan. Regional San will provide ultimate conveyance and treatment of the sewer generated from this site, but the Sacramento City Utilities Department s approval will be required for local sewage service. Sacramento Regional County Sanitation District (SRCSD): Robb Armstrong (916) 876-6104 B 5. Developing this property will require the payment of Regional San sewer impact fees (connection fees). Regional San sewer impact fees shall be paid prior to the issuance of building permits. For questions pertaining to Regional San sewer impact fees, please contact the Sewer Fee Quote Desk at (916) 876-6100. 10
FIRE: King Tunson (916) 808-1358 B 6. Provide documentation of a current fire and life safety clearance from the Sacramento Fire Department Fire Prevention Division. Advisory Notes: The following advisory notes are informational in nature and are not a requirement of this Tentative Map: ADV1. The City of Sacramento (City) is responsible for providing local sewer service to the proposed project site via their local sanitary sewer collection system. Regional San is responsible for the conveyance of wastewater from the City s collection system to the Sacramento Regional Wastewater Treatment Plant (SRWTP). 11
Attachment 2 Project Plans Exhibit A Site Plan 12
Exhibit B Floor Plan 13
Exhibit C Site Photos 14
Attachment 3 Land Use Map 15