COUNTY OF SACRAMENTO CALIFORNIA ZONING ADMINISTRATOR REPORT Control No.: PLNP2007-00622 Type: UPZ DRS TO: FROM: ZONING ADMINISTRATOR DEPARTMENT OF COMMUNITY DEVELOPMENT CONTACT: Carol Gregory, Planner III, (916) 874-5458; gregoryc@saccounty.net PROJECT DESCRIPTION PLNP2007-00622. Sangani. Request for a Use Permit and Design Review to allow a kennel, cattery, boarding/training facility in conjunction with an existing veterinary hospital at 6844 Franklin Boulevard, on the southwest corner of Franklin Boulevard and 52 nd Street, in the South Sacramento community. Applicant: Tim Sullivan Engineering; APNs: 041-0100-009, 013, 014, 015, 016, and 036; Environmental Document: Exempt. District 2: Yee APPLICANT: Tim Sullivan Engineering 2420 K Street, #250 Sacramento, CA 95816 Attention: Tim Sullivan, PE, CBO OWNER: Dr. Shoja Sangani 6844 Franklin Boulevard Sacramento, CA 95823 DETAILED REQUEST: 1. A Use Permit to allow a kennel, cattery, boarding/training facility in conjunction with an existing veterinary hospital on approximately 4.15 acres in the M-1 (Light Industrial) zone, pursuant to Sacramento County Zoning Code Section 230-11(K)(2). A new approximately 2,308-squarefoot two-story kennel building will be constructed on-site and an existing approximately 1,577-square-foot carport will be converted to a kennel and office use. 2. A Design Review to comply with the County s Commercial and Mixed Use Community Design Guidelines.
SANGANI PLNP2007-UPZ-DRS-00622 041-0100-009, 013, 014, 015, 016, and 036 Overview: The proposed project consists of a Use Permit request to allow a kennel, cattery, boarding/training facility in conjunction with an existing veterinary hospital on approximately 4.15 acres located at 6844 Franklin Boulevard in the South Sacramento community area. Additionally, a Design Review entitlement is requested for the new approximately 2,308-squarefoot two-story kennel building to comply with the County s Commercial and Mixed Use Design Guidelines. Summary of Key Points: The subject property has an open Building Code Compliance Case (COPR2007-00075) for several existing violations on the property. The violations are in regards to no building permits being obtained related to the construction, mechanical, structural, plumbing and electrical work for several structures on-site. Additionally, APNs: 041-0100-014 and 036 have structures going through property lines consisting of dog runs that were also built without building permits. CPAC Recommendation: The South Sacramento Community Planning Advisory Council (CPAC) met on February 20, 2013 and recommended APPROVAL (9-0) of the proposed project. The Council had no comments or concerns regarding the proposed project and neighbors in attendance were supportive of the proposal. Recommendations: Staff is recommending APPROVAL of the proposed project. I. Location Maps 3 II. Project Analysis 4 III. Staff Recommendations 6 IV. Attachments 9 V. Exhibits 9 CAG:cag:gvc PLNP2007-00622 2
SANGANI PLNP2007-UPZ-DRS-00622 041-0100-009, 013, 014, 015, 016, and 036 I. LOCATION MAPS CAG:cag:gvc PLNP2007-00622 3
SANGANI PLNP2007-UPZ-DRS-00622 041-0100-009, 013, 014, 015, 016, and 036 II. PROJECT ANALYSIS A. General Plan Designation: Intensive Industrial. B. Community Plan Designation: Light Industrial. C. Applicable Regulations: Sacramento County Zoning Code (SZC) Sections 320-01 through 320-08, 320-13, and 330-23.5. D. History/Background: A Use Permit for an off-site directional sign for the Valley Hi Subdivision was approved by the Zoning Administrator on May 6, 1977 for former Assessor s Parcel Number (APN) 041-0100-003. A Use Permit to allow retail and office uses for a project known as Franklin Center in the M-1 zone was approved by the Project Planning Commission on October 6, 1986 for former APNs: 041-0100- 003 and 004. Former APNs: 041-0100-003 and 004 were merged to create current APN: 041-0100-036. Since 1953, the existing veterinary hospital has been in operation on the subject property. The development of the Franklin Center project did not occur. E. Prior Zoning Agreements: None. F. Adjacent Land Uses and Zoning: Existing Land Use Zoning and Community Plan Designations Subject Property Veterinary Hospital/Office M-1 North Light Industrial Fabrication/Auto Repair (across 52 nd Avenue) M-1 South Building Materials Processing/Mini-Storage M-1 East Elementary School (across Franklin Boulevard) RD-5 West Commercial City of Sacramento G. Project Description: The applicant is requesting a Use Permit to allow a kennel, cattery, boarding/training facility in conjunction with an existing veterinary hospital on approximately 4.15 acres in the M-1 (Light Industrial) zone, pursuant to Sacramento County Zoning Code Section 230-11(K)(2). A new approximately 2,308-square-foot two-story kennel building will be constructed on-site and an existing approximately 1,577-square-foot carport will be converted to a kennel and office use. The hours of operation for the kennel facility will be from 8:00 a.m. to 12:00 p.m. and 1:00 p.m. to 5:00 p.m. on Monday, Tuesday, Wednesday, and Friday and 8:00 a.m. to 12:00 p.m. on Saturday. Thursday and Sunday pick-up and drop-off animals would be by appointment. The applicant is proposing 20 four-foot x eightfoot kennels for dogs and 24 two-foot by three-foot kennels for cats within the kennel facility. The approximately 4.15-acre site consisting of six separate parcels owned by the property owner that are used in conjunction with the existing veterinary hospital. CAG:cag:gvc PLNP2007-00622 4
SANGANI PLNP2007-UPZ-DRS-00622 041-0100-009, 013, 014, 015, 016, and 036 H. Key Points and Discussion: The applicant s justification for the proposed project is that with the existing veterinary hospital provides a service to house, care for, and exercise the animals that require medical care. The proposed project will also provide a service to the community that periodically requires the boarding of animals at kennels. Currently, a limited number of dogs are boarded at the facility as a counterpart to the veterinary hospital. A Code Enforcement case was filed related to boarding animals on the property without a Use Permit, but the case is closed (COPR2007-00075). As verified from a site visit by County staff in 2011, these kennels were outdoors and located on the southernmost parcel (APN: 041-0100-015). Each day, the boarded dogs will have a designated playtime within the fenced open space area of the property and the boarded cats will have access to a playroom. In addition, boarded dogs will also be taken out for leashed walks twice a day. A Building Code Compliance Case was filed for the subject property on June 27, 2007 (COPR2007-00075). The status of the case has been referred to County Counsel. There are several existing violations on the property for no building permits being obtained related to the construction, mechanical, structural, plumbing and electrical work for the following structures on-site: fences over six feet tall, trellises or covered walkways, patio covers, the carport that will be converted to a kennel/office, building additions for the existing veterinary hospital, and the studio at the northwest corner of the property. Additionally, APNs: 041-0100-014 and 036 have structures going thru property lines consisting of dog runs that were also built without building permits. To remedy the situation, the applicant proposes to leave the property lines in place and construct two one-hour fire walls, one for each building at the parcel line on the two adjacent kennel buildings, in compliance with the Building Code. This is noted as a conversion from two property line walls complying with CBC Table 602 to a party wall per CBC 706.1.1. Building Department Staff concur with the applicant s proposal. A condition of approval requires the property open to close any violations associated with the Building Compliance case within three months of the issuance of the Use Permit. The existing noise environment is defined primarily by traffic along Franklin Boulevard but the primary noise source associated with the proposed project would be periodic dog barking. An Environmental Noise Analysis was prepared for the proposal by Bollard Acoustical Consultants dated October 18, 2012. According to the noise study, the nearest sensitive uses to the project site consist of apartments to the northeast of the site on the east side of Franklin Boulevard. The residences are approximately 400 feet from the nearest proposed dog boarding areas. With the design of the proposed facility in addition to the distance separation between the boarding area and the nearest CAG:cag:gvc PLNP2007-00622 5
SANGANI PLNP2007-UPZ-DRS-00622 041-0100-009, 013, 014, 015, 016, and 036 residences, there would be a solid structure separating the outdoor use area of the boarded dogs and these nearest residences. A minimum noise level reduction of 10 decibels (db) is predicted for the shielding provided by this structure. It is estimated the barking dog noise levels at the exterior areas of the nearest residences to the northeast would be approximately 40 db maximum over a given period of time and 35 db on average. These decibel levels are well below County daytime and nighttime average and maximum noise levels along with measured existing ambient conditions. In addition, interior noise levels would be at least 10-15 db lower within those nearest residences as a result of normal building façade noise reduction. The Design Review Advisory Committee (DRAC) reviewed the proposed project on March 14, 2013. The DRAC members supported the proposed project but requested the following revisions to improve the proposal s building design: a. The new building addition should use the same design as the existing buildings on-site. b. The whole project design should reflect mid-1950s vernacular architectural style. c. Use of a sloped roof and use of the same window types and random placement are suggested for the new building addition. d. Window openings on the north side of the new building addition should be added to provide light and cross-ventilation. These additional windows for the north elevation are most visible from the public right-of-way. All interior spaces of the new building addition shall have windows to the exterior. e. The exterior stair of the new building addition should be enclosed. f. Building entry should be covered to provide weather protection. The applicant revised the project exhibits based upon the above recommendations. DRAC members reviewed the revised exhibits on June 13, 2013 and fully supported the project. III. STAFF RECOMMENDATIONS The request is consistent with the County General Plan, South Sacramento Community Plan, and Zoning Code Institutional Development standards. The approximately 4.15-acre site is large enough to accommodate the proposed kennel, cattery, boarding/training facility. The proposed project is compatible with the existing veterinary hospital use onsite. Surrounding institutional and commercial uses are consistent with the project request. The proposal will bring the site into compliance with building code violations that currently exist on the property. A noise analysis for the proposed project concluded that the request did not exceed County noise standards. With project revisions, the Design Review CAG:cag:gvc PLNP2007-00622 6
SANGANI PLNP2007-UPZ-DRS-00622 041-0100-009, 013, 014, 015, 016, and 036 Advisory Committee (DRAC) supported the proposed project. recommends APPROVAL of this proposal. A. Recommended Actions: For these reasons, staff 1. Environmental Documentation: Recognize the EXEMPT status of the request under Section 15301(e), Class 1 and Section 15305, Class 5. 2. Use Permit: APPROVE the requested entitlement to allow a kennel, cattery, boarding/training facility in conjunction with an existing veterinary hospital on approximately 4.15 acres, subject to the findings listed in Section III.B and the conditions listed in Section III.C of this report. 3. Design Review: APPROVE. 4. Mitigation Monitoring and Reporting Program: None. B. Recommended Findings: The staff recommendations are based upon the following considerations: 1. The request is consistent with the County General Plan Map Intensive Industrial Designation and Text in that no policy conflicts have been identified. 2. The request is consistent with the South Sacramento Community Plan Map and Text. 3. The proposed development will conform to applicable Zoning Code regulations Section 320-01 through 320-08, 320-13, and 330-23.5. 4. Staff has identified no effects from the proposal which would result in a significant detrimental impact on adjoining or neighboring properties if the conditions, as recommended by staff, are adopted. 5. The granting of the Use Permit will not, under the circumstances of the particular case, be detrimental to the health, safety, peace, morals, comfort, or general welfare of persons residing or working in the neighborhood of such proposed use or be detrimental or injurious to property and improvements in the neighborhood or to the general welfare of the County in that: a. The approximately 4.15-acre site is large enough to accommodate the proposed kennel, cattery, boarding/training facility. b. The proposed project is compatible with the existing veterinary hospital use on-site. Surrounding institutional and commercial uses are consistent with the project request. c. The proposal will bring the site into compliance with building code violations that currently exist on the property. CAG:cag:gvc PLNP2007-00622 7
SANGANI PLNP2007-UPZ-DRS-00622 041-0100-009, 013, 014, 015, 016, and 036 C. Recommended Conditions: Any approval of the Use Permit and Design Review shall be subject to the following conditions: 1. The final development plans shall be in substantial compliance with Exhibits 1 (Site Plan), 2 (Floor Plans), 3 (Elevations), and 4 (Color and Materials Elevations). (Sacramento County Planning and Environmental Review Division) 2. This action does not relieve the applicant of the obligation to comply with all ordinances, statutes, regulations and procedures. Any required subsequent procedural actions shall take place within 36 months of the date on which the permit became effective or this action shall automatically be null and void. Unless otherwise indicated, all conditions of approval shall be implemented prior to or concurrent with the issuance of building permits or approval of improvement plans, whichever occurs first. (Sacramento County Planning and Environmental Review Division) 3. Within three months of the issuance of the Use Permit, all violations associated with open Code Compliance Case COPR2007-00075 shall be resolved. (Sacramento County Planning and Environmental Review Division) 4. The number of kennels shall be limited to the amount as indicated on Exhibit 2 (Floor Plans). There shall be no outdoor kennels. (Sacramento County Planning and Environmental Review Division) 5. The maximum number of dogs and cats on-site combined at any given time shall be limited to 100. (Sacramento County Planning and Environmental Review Division) 6. Prior to issuance of any building or grading permits, the proponent shall secure a permit (to be reviewed annually) from the Chief of the Sacramento County Animal Care and Regulation Department and a Business License from the Tax Collection and Licensing Division of the Sacramento County Finance Department for the operation of the kennel, cattery, boarding/training facility. (Sacramento County Planning and Environmental Review Division) 7. All dogs shall be kept indoors during nighttime hours (10:00 p.m. 7:00 a.m. in order to reduce nuisance noise impacts. (Sacramento County Planning and Environmental Review Division) 8. All dry waste (feces) shall be placed in the appropriate trash receptacles and removed from the property on a weekly basis, by the Sacramento County Refuse Department. Between pickups, the waster shall be stored in an airtight container. (Sacramento County Planning and Environmental Review Division) 9. All storm water from the facility must drain to a sanitary sewer pursuant to Sacramento County Code 15.12. (Sacramento County Environmental Management Department) CAG:cag:gvc PLNP2007-00622 8
SANGANI PLNP2007-UPZ-DRS-00622 041-0100-009, 013, 014, 015, 016, and 036 10. Each parcel with a sewage source shall have a separate connection to the SASD public sewer system. If there is more than one building in any single parcel and the parcel is not proposed for split, then each building on that parcel shall have a separate connection to a private on-site sewer line or SASD public sewer line. (Sacramento Area Sewer District) 11. The parcels which are currently connected to public sewer, sewer service shall continue to be provided by SASD infrastructure through the existing sewer service laterals. Required modifications, if any, shall be to the satisfaction of SASD. SASD Design Standards apply to any sewer construction and/or modification. (Sacramento Area Sewer District) 12. Additional sewer impact fee may be required and if required, must be paid before issuance of the building permit. Contact PSU at 916-876-6100 for further information on sewer impact fee. (Sacramento Area Sewer District) 13. Provide the required fire hydrants in accordance with CFC 507 and Appendix C, Section C105. (City of Sacramento Fire Department) 14. Provide a water flow test. To make arrangements, visit the Permit Center Walk- In Counter at 300 Richards Boulevard, Sacramento, CA 95814. (CFC 507.4) (City of Sacramento Fire Department) 15. The furthest projection of the exterior wall of a building shall be accessible from within 150 feet of an approved Fire Department access road and water supply as measured by an unobstructed route around the exterior of the building (CFC 503.1.1) (City of Sacramento Fire Department) IV. ATTACHMENTS A. Context Photos (14) B. Aerial Photograph C. CPAC Referral V. EXHIBITS 1. Site Plan 2. Floor Plans 3. Elevations 4. Color and Materials Elevations This staff report was prepared on July 2, 2013. CAG:cag:gvc PLNP2007-00622 9
1. Photo of the Southgate Veterinary Hospital frontage along Franklin Boulevard. Direction of the photo is toward the north. 2. Photo of the parking lot and frontage area of the Southgate Veterinary Hospital along Franklin Boulevard. Direction of the photo is toward the north. CONTEXT PHOTO NOS.: 1 & 2 CONTROL #: PLNP2007-UPZ-DRS-00622 PROJECT NAME: SANGANI PARCEL NO.: 041-0100-009, 014, 015, 016 & 036 DATE: 3-25-11 ZA ATTACHMENT A Page 1 of 7
1. Photo of the existing Southgate Veterinary Hospital Building from Franklin Boulevard. Direction of the photo is toward the west. 2. Photo of the existing signage of the Southgate Vet Hospital along Franklin Boulevard. Direction of the photo is toward the northeast. CONTEXT PHOTO NOS.: 3 & 4 CONTROL #: PLNP2007-UPP-DRS-00622 PROJECT NAME: SANGANI PARCEL NO.: 041-0100-009, 014, 015, 016 & 036 DATE: 3-25-11 ZA ATTACHMENT A Page 2 of 7
1. Photo of the adjacent industrial use building to the south of the proposed project site. The building in the background of the photo is vacant and owned by the proposed project site s property owner. Direction of the photo is toward the southwest. 2. Photo of the existing carport structure that is proposed to be converted into a kennel and office. Direction of the photo is toward the east. CONTEXT PHOTO NOS.: 5 & 6 CONTROL NO.: PLNP2007-UPZ-DRS- 00622 PROJECT NAME: SANGANI PARCEL NO.: 041-0100- 009, 014, 015, 016 & 036 DATE: 3-25-11 ZA ATTACHMENT A Page 3 of 7
1. Another photo of the existing carport structure that is proposed to be converted into a kennel and office. Direction of the photo is toward the southeast. 2. Photo of the back portion of the main Southgate Veterinary Hospital building with dog runs at the right of the photo. Direction of the photo is toward the east. CONTEXT PHOTO NOS.: 7 & 8 CONTROL NO.: PLNP2007-UPZ-DRS- 00622 PROJECT NAME: SANGANI PARCEL NO.: 041-0100- 009, 014, 015, 016 & 036 DATE: 3-25-11 ZA ATTACHMENT A Page 4 of 7
1. Photo of the landscaped, open space area at the northwestern portion of the site. Direction of the photo is toward the northwest. 2. Photo of the landscaped, open space area at the northeastern portion of the site. Direction of the photo is toward the north. CONTEXT PHOTO NOS.: 9 & 10 CONTROL NO.: PLNP2007-UPZ-DRS- 00622 PROJECT NAME: SANGANI PARCEL NO.: 041-0100- 009, 014, 015, 016 & 036 DATE: 3-25-11 ZA ATTACHMENT A Page 5 of 7
1. Photo of the trellis and rose garden patio area on the proposed project site. Direction of the photo is toward the southeast. 2. Photo of the landscaped, open space area on the eastern portion of the site. Direction of the photo is toward the south. CONTEXT PHOTO NOS.: 11 & 12 CONTROL NO.: PLNP2007-UPZ-DRS- 00622 PROJECT NAME: SANGANI PARCEL NO.: 041-0100- 009, 014, 015, 016 & 036 DATE: 3-25-11 ZA ATTACHMENT A Page 6 of 7
1. Photo of the interior for the studio located at the northwestern corner of the property. Direction of the photo is toward the west. 2. Photo of the interior for the Southgate Veterinary Hospital building. Direction of the photo is toward the west. CONTEXT PHOTO NOS.: 13 & 14 CONTROL NO.: PLNP2007-UPZ-DRS- 00622 PROJECT NAME: SANGANI PARCEL NO.: 041-0100- 009, 014, 015, 016 & 036 DATE: 3-25-11 ZA ATTACHMENT A Page 7 of 7
AERIAL PHOTO CONTROL #: PLNP2007-UPZ-DRS-00622 PROJECT NAME: SANGANI APN: 041-0100-009, 014, 015, 016 & 036 PHOTO TAKEN: 2009 ZA ATTACHMENT B Page 1 of 1