AGENDA
ITEM NO. 3
DATE: September 26, 2023
ITEM NO. 3
DATE: September 26, 2023
PLANNING DEPARTMENT STAFF REPORT
SUBJECT
CONDITIONAL USE PERMIT NO. 23-05
CATEGORICAL EXEMPTION
APPLICANT: Shaheen Mallick (Walnut Valley Animal Hospital)
LOCATION: 4141 S. Nogales Street, Suite B101
REQUEST: The applicant is requesting the approval of a Conditional Use Permit (CUP) to allow for the use of a veterinary hospital, Walnut Valley Animal Hospital, within an existing 2,400 square-foot tenant space located in the "Service Commercial" (S-C) Zone.
CATEGORICAL EXEMPTION
APPLICANT: Shaheen Mallick (Walnut Valley Animal Hospital)
LOCATION: 4141 S. Nogales Street, Suite B101
REQUEST: The applicant is requesting the approval of a Conditional Use Permit (CUP) to allow for the use of a veterinary hospital, Walnut Valley Animal Hospital, within an existing 2,400 square-foot tenant space located in the "Service Commercial" (S-C) Zone.
BACKGROUND
The applicant is requesting approval of a CUP to allow for the use of a veterinary hospital to be located at 4141 S. Nogales Street, Suite B101, which will be known as "Walnut Valley Animal Hospital." The subject property is in the "Service Commercial" Zone and is located on the northeast corner of Valley Boulevard and Nogales Street within the Valley Nogales Center.
| ITEM | DESCRIPTION |
|---|---|
| Zoning and General Plan | Zoning: Service Commercial (S-C) General Plan: Commercial (C) |
| Surrounding Land Uses and Zoning | North: Office Professional (O-P), Multi-Family Residential 20 (MF-20), Residential Single Family (R-1) East: Heavy Commercial (C-3), Residential Single Family (R-1) South: City of Industry, Commercial West: Service Commercial (S-C), Multi-Family Residential 15 (MF-15) |
| Current Development | Valley Nogales Center (Shopping Center) |
| Legal Notice | Public Hearing notices have been mailed to 205 owners and occupants of properties within 300 feet of the subject site. In addition, the Public Hearing notice was published in the San Gabriel Valley Tribune at least ten (10) days prior to the meeting. |
DISCUSSION
The applicant is requesting approval to operate a full-service veterinary hospital (Walnut Valley Animal Hospital) for domesticated household pets. Walnut Valley Animal Hospital is a full-service hospital that welcomes animals like dogs, cats, and certain exotic animals. They provide services ranging from radiology, surgical, and general wellness care to pets. The veterinary hospital will not offer overnight or long-term boarding of any animal. All kennels at the veterinary hospital will be utilized for the recuperation of animals after routine surgical procedures before they go home.
The veterinary hospital will be located within an existing 2,400 square-foot vacant tenant space. The veterinary hospital will be open seven (7) days per week. Business hours will be Monday through Sunday from 9:00 a.m. to 6:00 p.m. There will be a maximum of eight (8) employees working at the veterinary hospital at any given time.
Parking
Staff reviewed the site plan and found that there are a total of 103 parking spaces provided. Based on the uses occupying the center, the total parking requirements is 102 parking spaces (including the proposed veterinary hospital use). The parking spaces for the subject property and other retailers within the shopping center are shared by the tenants and their customers.
The applicant is proposing a maximum of eight (8) staff members. The tenant space is 2,400 square feet and would require ten (10) spaces based on the parking calculation for general commercial use (1 parking space for every 250 square feet of floor area). This is the same amount of parking spaces that would be required for a retail store, which would be allowed by right. In order to use the existing parking lot efficiently and to alleviate any parking impacts that the proposed use may cause, a condition of approval has been added requiring staff to closely monitor any parking complaints resulting from the proposed use and require the Planning Commission review to modify or impose new conditions of approval if issues remain unresolved.
The veterinary hospital will be located within an existing 2,400 square-foot vacant tenant space. The veterinary hospital will be open seven (7) days per week. Business hours will be Monday through Sunday from 9:00 a.m. to 6:00 p.m. There will be a maximum of eight (8) employees working at the veterinary hospital at any given time.
Parking
Staff reviewed the site plan and found that there are a total of 103 parking spaces provided. Based on the uses occupying the center, the total parking requirements is 102 parking spaces (including the proposed veterinary hospital use). The parking spaces for the subject property and other retailers within the shopping center are shared by the tenants and their customers.
The applicant is proposing a maximum of eight (8) staff members. The tenant space is 2,400 square feet and would require ten (10) spaces based on the parking calculation for general commercial use (1 parking space for every 250 square feet of floor area). This is the same amount of parking spaces that would be required for a retail store, which would be allowed by right. In order to use the existing parking lot efficiently and to alleviate any parking impacts that the proposed use may cause, a condition of approval has been added requiring staff to closely monitor any parking complaints resulting from the proposed use and require the Planning Commission review to modify or impose new conditions of approval if issues remain unresolved.
REQUIRED FINDINGS
Findings necessary for the approval of a CUP are as follows:
a. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general well-being of the neighborhood or community.
b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety, peace or general welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity.
The proposed veterinary hospital will occupy an existing vacant tenant space. The business hours are Monday through Sunday from 9:00 a.m. to 6:00 p.m. With the conditions of approval, the proposed veterinary hospital will not be detrimental to the health, safety, peace or general welfare of surrounding residents or business owners.
c. That the site for the proposed use is adequate in size and is so shaped as to accommodate said use, as well as all yards, spaces, walls, fences, parking, loading, landscaping, and any other features necessary to adjust said use to the land and uses in the neighborhood and make it compatible therewith.
The existing building and site is adequate in size and designed to accommodate the proposed veterinary hospital use. As conditioned, sufficient parking exists on the site to accommodate the veterinary hospital use and other tenants within the shopping center.
d. That the site abuts streets and highways adequate in width and improvements to carry traffic generations typical of the proposed use and that the street patterns of such a nature exist as to guarantee that such generations will not be channeled through residential areas on local residential streets.
The site abuts S. Nogales Street and Valley Boulevard. The site can be accessed via S. Nogales Street and Valley Boulevard. The proposed veterinary hospital will not generate a substantial amount of vehicular traffic nor alter present circulation patterns.
e. That the granting of such a conditional use permit will not adversely affect the general plan of the city, or any other adopted plan of the city.
a. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general well-being of the neighborhood or community.
The proposed use is consistent with the "Commercial" General Plan designation and the "Service Commercial" Zone. A "Service Commercial" Zone is composed primarily of high intensity retail, recreational and business office land uses. The proposed use is a veterinary hospital with a floor area of 2,400 square feet. The veterinary hospital would be known as "Walnut Valley Animal Hospital" and would provide veterinary services to domesticated household pets. The proposed use is on the northeast corner of Valley Bouldevard and S. Nogales Street in the Valley Nogales Center. The veterinary hospital would be located near multi-family residences and single-family residences, where it would be a convenience for the neighboring communities and families. The proposed veterinary hospital use meets all applicable requirements of the "Service Commercial" Zone.
b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety, peace or general welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity.
The proposed veterinary hospital will occupy an existing vacant tenant space. The business hours are Monday through Sunday from 9:00 a.m. to 6:00 p.m. With the conditions of approval, the proposed veterinary hospital will not be detrimental to the health, safety, peace or general welfare of surrounding residents or business owners.
c. That the site for the proposed use is adequate in size and is so shaped as to accommodate said use, as well as all yards, spaces, walls, fences, parking, loading, landscaping, and any other features necessary to adjust said use to the land and uses in the neighborhood and make it compatible therewith.
The existing building and site is adequate in size and designed to accommodate the proposed veterinary hospital use. As conditioned, sufficient parking exists on the site to accommodate the veterinary hospital use and other tenants within the shopping center.
d. That the site abuts streets and highways adequate in width and improvements to carry traffic generations typical of the proposed use and that the street patterns of such a nature exist as to guarantee that such generations will not be channeled through residential areas on local residential streets.
The site abuts S. Nogales Street and Valley Boulevard. The site can be accessed via S. Nogales Street and Valley Boulevard. The proposed veterinary hospital will not generate a substantial amount of vehicular traffic nor alter present circulation patterns.
e. That the granting of such a conditional use permit will not adversely affect the general plan of the city, or any other adopted plan of the city.
Granting the CUP for the proposed use of a veterinary hospital would allow the opportunity for the surrounding community to have access to pet health care. The proposed veterinary hospital use would not compromise the character of the surrounding neighborhood nor be detrimental to the surrounding land use. Allowing the proposed use is consistent with the policies and actions of the General Plan.
GENERAL PLAN CONSISTENCY
The City's General Plan Land Use Element designates the subject property for commercial use. The project is consistent with the following General Plan policies:
- Policy 2.1 Maintain and enhance the City's current tax base.
- Policy 2.4 Build on and grow West Covina's regional appeal.
ENVIRONMENTAL DETERMINATION
Pursuant to the California Environmental Quality Act (CEQA), the proposed project is considered to be categorically exempt, pursuant to Section 15301 (Class 1, Existing Facilities) since the project consists of minor alterations of the existing structure in order to operate the requested use.
LEGAL REVIEW:
Staff recommends that the Planning Commission adopt Resolution No. 23-6131, approving Conditional Use Permit No. 23-05.
OPTIONS:
Plans may be viewed at the West Covina City Hall Planning Division Counter, located at 1444 W. Garvey Avenue South, 2nd Floor - Room 208, West Covina, CA 91790.
Submitted by:
Jerry Rivera, Assistant Planner
Attachments
- Attachment No. 1 - Resolution of Approval
- Attachment No. 2 - Business Operation Plan
- Attachment No. 3 - Presentation