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PLN19-0490 - 2310 South Shore Center - Applicant: Susan Thomas on behalf of PetCo. Public hearing to consider a use permit to allow a full service veterinary clinic within an existing pet shop of approximately 10,600 square feet located in South Shore Shopping Center. The veterinary clinic will occupy approximately 1,640 square feet within the existing shop and does not include expansion of the building or exterior modifications. The clinic will not provide overnight stay or runs for animals. The project is located within the C-2-PD (Central Business District-Planned Development Combining District) zoning district.
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CITY OF ALAMEDA
COMMUNITY DEVELOPMENT DEPARTMENT
ADMINISTRATIVE USE PERMIT
ITEM NO: 3-A
PROJECT
DESCRIPTION: PLN19-0490 - 2310 South Shore Center - Applicant: Susan Thomas on behalf of PetCo. Public hearing to consider a use permit to allow a full service veterinary clinic within an existing pet shop of approximately 10,600 square feet located in South Shore Shopping Center. The veterinary clinic will occupy approximately 1,640 square feet within the existing shop and does not include expansion of the building or exterior modifications. The clinic will not provide overnight stay or runs for animals. The project is located within the C-2-PD (Central Business District-Planned Development Combining District) zoning district.
GENERAL PLAN: Community Commercial
ZONING: C-2-PD, Central Business District, Planned Development Combining District.
ENVIRONMENTAL
DETERMINATION: Categorically Exempt from State CEQA Guidelines, Section 15301(x) - Existing Facilities because the project consists of operation, permitting or leasing of existing private structures involving negligible or no expansion of use beyond that which exists.
PROJECT PLANNER: Linda Barrera, Planner II
PUBLIC NOTICE: A notice for this hearing was mailed to property owners and residents within 300 feet of the site, published in local newspapers and posted in public areas near the subject property. Staff has not received any public comments on this proposed project.
EXHIBITS: 1. Project Plans
RECOMMENDATION: Approve the project with conditions.
PROPOSAL SUMMARY:
On October 1, 2019, the applicant submitted an application for a use permit to allow a full service veterinary clinic within an existing pet shop in the South Shore Shopping Center. The existing pet shop is approximately 10,600 square feet and currently includes a grooming salon and dog training, in addition to retail. The proposed veterinary clinic will occupy approximately 1,640 square feet within the existing shop and does not include expansion of the building or exterior modifications. The existing retail, grooming and training services will remain. Veterinary services will include minor surgeries, examinations, vaccinations, and x-rays. The clinic will not provide overnight stay or runs for animals. Pursuant to Alameda Municipal Code Section 30-4.9(c)4, veterinary clinics require the approval of a use permit.
FINDINGS:
1. The location of the proposed use is compatible with other land uses in the general neighborhood area, and the project design and size is architecturally, aesthetically, and operationally harmonious with the community and surrounding development. The existing pet shop use includes grooming and training services for pet owners on site. The proposed addition of veterinary services to the existing facility is compatible with the pet friendly South Shore Shopping Center which includes a variety commercial businesses including the existing Friends of the Alameda Animal Shelter facility. Furthermore, the project does not include the expansion of the building footprint or any exterior modifications to the building. The facility also does not include any outside pens or runs in compliance with Alameda Municipal Code Section 30-4.9(c)4. Therefore, the proposed use is compatible with the existing pet shop use and the surrounding commercial shopping center.
2. The proposed use will be served by adequate transportation and service facilities, including pedestrian, bicycle and transit facilities. The subject site is fully developed with adequate transportation and service facilities. The South Shore Shopping Center provide pedestrian circulation and vehicle parking lots around the site. Bicycle parking is also provided throughout the shopping center. Additionally, the site is served by AC Transit routes 20, 314, 356, which stop one block from the site.
3. The proposed use, if it complies with all conditions upon which approval is made contingent, will not adversely affect other property in the vicinity and will not have substantial deleterious effects on existing business districts or the local economy. The existing pet shop use includes grooming and training services for pet owners on site. The addition of the proposed veterinary services will not adversely affect the surrounding properties, hurt existing businesses, or the local economy. The veterinary clinic will be served by two roof top AC units and an exhaust fan to condition and ventilate the space. There is standard filtration on the roof top units along with humidity control for the pet areas. The ventilation units are directed onto the roof - well away from pedestrian walkways and neighboring tenants. Furthermore, all existing walls and roof surrounding the veterinary clinic currently have insulation for soundproofing. All new walls around the veterinary clinic will have insulation installed as part of the remodel. The insulation will prevent sound transmission to adjacent occupants. There are no shared walls between the veterinary clinic and adjacent tenants.
4. The proposed use relates favorably to the General Plan. The General Plan designates this area “Community Commercial”. Guiding policy 2.5.a encourages providing Alameda residents with a full range of retail businesses and services. The project provides a convenient veterinary clinic location for residents and couples the use with the other established pet related uses on the site.
1. Compliance with Plans. Any modification on this site shall be in substantial compliance with the use permit application submittal dated October 1, 2019, by M. McClellan, on file in the City of Alameda Community Development Department, except as modified by the conditions listed in this report.
2. Changes to Approved Plans: This approval is limited to the scope of the project defined in the project description and does not represent a recognition and/or approval of any work completed without required City permits. Any changes to the approved scope of the project shall be submitted to the Community Development Department for review and approval.
3. Pens and Runs: No outside pens or runs shall be permitted. Pets shall be contained within the subject tenant space.
4. Soundproofing: All new walls around the veterinary clinic shall have insulation for soundproofing.
5. AC Units: The veterinary clinic shall maintain two roof top AC units and an exhaust fan to condition and ventilate the space in working condition for the life of the project.
6. Vesting: The Use Permit approval shall expire two (2) years after the date of approval or by November 4, 2021 unless authorized construction or use of the property has commenced. The applicant may apply for a time extension, not to exceed two (2) years. An extension request will be subject to approval by the Zoning Administrator and must be filed prior to the date of expiration.
7. Revocation: This Use Permit may be modified or revoked by the Zoning Administrator, pursuant to Alameda Municipal Code Section 30-21.3d should the Zoning Administrator determine that: 1) the use or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity; 2) the property is operated or maintained so as to constitute a public nuisance; or 3) the use is operated in violation of the conditions of the Use Permit.
8. Indemnification. The Applicant shall defend (with counsel reasonably acceptable to the City), indemnify, and hold harmless the City of Alameda, the Alameda City Planning Board and their respective agents, officers, and employees from any claim, action, or proceeding (including legal costs and attorney’s fees) against the City of Alameda, Alameda City Planning Board, and their respective agents, officers, or employees to attack, set aside, void or annul, an approval by the City of Alameda, the Community Development Department, Alameda City Planning Board, the City of or City Council related to this project. The City shall promptly notify the Applicant of any claim, action, or proceeding and the City shall cooperate in such defense. The City may elect, in its sole discretion, to participate in the defense of said claim, action, or proceeding. No judicial proceedings subject to review pursuant to California Code of Civil Procedure Section 1094.5 may be prosecuted more than ninety (90) days following the date of this decision plus extensions authorized by California Code of Civil Procedure Section 1094.6
Environmental Determination
The Zoning Administrator has determined that this project qualifies for a Class 1 Categorical Exemption and no additional environmental review is necessary pursuant to CEQA Guidelines Section 15301 - Existing Facilities because the project consists of operation, permitting or leasing of existing private structures involving negligible or no expansion of use beyond that which exists.
Use Permit
The Zoning Administrator hereby approves the Use Permit with conditions.
The decision of the Zoning Administrator shall be final unless appealed to the Planning Board, in writing and within ten (10) days of the decision.
Approved by: Date: November 4, 2019_