HomeMy WebLinkAboutItem No. 5CITY OF i^c�
LADE LSIRORE
DREAM EXTREMEn
REPORT TO PLANNING COMMISSION
TO: HONORABLE CHAIRMAN
AND MEMBERS OF THE PLANNING COMMISSION
FROM: ROBERT A. BRADY,
CITY MANAGER
DATE: AUGUST 3, 2010
SUBJECT: CONDITIONAL USE PERMIT NO. 2010 -04: A REQUEST TO
ESTABLISH AND OPERATE A VETERINARY CLINIC /HOSPITAL
WITHIN A PORTION OF AN EXISTING BUILDING. THE SUBJECT
PROPERTY IS LOCATED AT 31577 CANYON ESTATES DRIVE,
SUITES 115 -130 (APN: 363- 670 -009)
APPLICANT: SACHIN TRIVEDI, SCVC II INC., 892 6T" STREET, NORCO, CA
92860
OWNER: CANYON ESTATES MANAGEMENT LLC, C/O PREFERRED
PROPERTY SOLUTIONS INC, 18685 MAIN STREET, #101 -252,
HUNTINGTON BEACH, CA 92648
Project Request
The applicant is requesting approval of a Conditional Use Permit (CUP) to establish and
operate a 24 -hour veterinary clinic /hospital within a portion of an existing office /retail
building located at 31577 Canyon Estates Drive (APN: 363- 670 -009). The subject property
has a zoning designation of Canyon Creek "Summerhill" Specific Plan (C -1 /SP)
Neighborhood Commercial.
Project review is pursuant to Canyon Creek "SummerhilP' Specific Plan Section 030.M.,
Chapter 17.74 (Conditional Use Permits) and Chapter 17.148 (Parking Requirements) of
the Lake Elsinore Municipal Code (LEMC).
Background
The applicant wishes to establish the facility within an approximately 3,919 square -foot
portion of a 14,500 square foot office /retail building constructed in 2008. The facility would
be located on the first floor at the northwest corner of the building. The building is fully
PC August 3, 2010 Item No. 5
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CONDITIONAL USE PERMIT NO. 2010 -04
AUGUST 3, 2010
Page 2 of 4
developed and improved and all operations associated with the facility will take place fully
within the enclosed building. There are currently no other tenants within the existing
building. The nearest residential uses are approximately Three - Hundred and Fifty Feet
(350') to the north across Canyon Estates Drive.
Setting
Project Site Office /Retail Canyon Creek "Summerhill" I Canyon Creek
Specific Plan (C -1 /SP) I "Summerhill" Specific
Neiahborhood Commercial I Plan
I ( East Gas Station/ (I
Carwash
Discussion
The applicant's operational statement indicates that a variety of veterinary services will be
provided in association with the facility including spays, neuters, general medicine, internal
medicine, surgeries, dental work, vaccinations and blood work. Project floor plans indicate
that the facility will include a reception seating area, four exam rooms, surgery room,
uthanasia room and recovery kennels and cat ward. The applicant is requesting to operate
24 hours per day so as to provide emergency medical care to area resident's animals
around the clock. The 24 -hour operations are consistent with other surrounding uses
including a gas station /mini mart, hotel, and urgent care facilities.
Fifty -eight (58) parking spaces currently exist on the project site including six (6) accessible
parking spaces in association with the 14,500 square foot retail /office building (1/250
square feet of gross floor area). Sixteen onsite parking spaces are required in association
with the veterinary facility based on its size of 3,919 square feet.
Analysis
Canyon Creek "Summerhill" Specific Plan Amendment No. 1 Section, Section 030.M.
states that small animal veterinary clinics are permitted in the C -1 /SP zoning district subject
to the acquisition of a Conditional Use permit. In addition, Section 030 requires that the
following specific requirements be made conditions of approval:
Treatment of animals is restricted to dogs, cats and other small domesticated
animals.
PC August 3, 2010 Item No. 5
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CONDITIONAL USE PERMIT NO. 2010 -04
AUGUST 3, 2010
Page 3 of 4
The applicant has indicated that veterinary services will be limited to dogs,
cats and other small domesticated animals and birds only.
2. The operation shall be conducted in a completely enclosed and sound
controlled building in such a way as to produce no objectionable noise or
odors outside its walls.
The applicant has indicated that the operation will be conducted wholly within
an enclosed building. An acoustical evaluation has been conducted by a
noise and vibration consultant. The evaluation concludes that with the
incorporation of various sound attenuation methods within the building,
exterior noise generated by the proposed facility will not exceed 55 decibels
in conformance with the Lake Elsinore Noise Element and City Noise
Ordinance. Therefore, no significant noise impacts are anticipated between
the facility and adjacent commercial or residential uses during both daytime
and nighttime hours. Moreover, the evaluation further concludes that the
various tenant improvements proposed inside the facility will also attenuate
the noise between the facility and adjacent tenant spaces (next door and
upstairs) to an acceptable level.(See Attachment 7 for-Acoustic Consultant
letter). Furthermore, the property management company, on behalf of the
landlord, has indicated that they approve of the noise mitigation measures to
be undertaken within the building and believe the measures will be sufficient
to attenuate significant noise between suites within the building (Please see
Attachment 8)
With regard to odors, the State Department of Consumer Affairs licenses
veterinarians and their facilities and enforces various standards that serve to
reduce odors associated with the operation of the facility. Therefore, staff
believes that potential noise and odor impacts will not be significant.
3. There shall be no outdoor runs or animal holding areas.
The applicant has indicated that the operation will be conducted wholly within
the enclosed building no outdoor activities are proposed in association with
the facility.
4. There shall be no boarding of animals other than as necessary for
recuperation of patients.
The applicant indicates that the only boarding of animals will be associated
with recuperating patients.
5. The clinic shall have direct access from the parking area.
PC August 3, 2010 Item No. 5
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CONDITIONAL USE PERMIT NO. 2010 -04
AUGUST 3, 2010
Page 4 of 4
The main entrance to the veterinary clinic /hospital has direct access to the
onsite parking area.
Given the unique issues associated with veterinary clinic /hospital facilities, various license
and review requirements are mandated by affected outside agencies including the
California Veterinary Medical Board an agency within the Department of Consumer Affairs.
The Board licenses veterinarians and their facilities, registers veterinary technicians,
receives and investigates complaints about licensees and administers the disciplinary
process. In addition, the Riverside County Department of Environmental Health also has
limited regulatory authority over veterinary facilities such as disposal requirements for
syringes. Staff has conditioned the project to comply with all other responsible agency
permits and requirements.
Staff believes the proposed use, with the attached conditions of approval, meets all
applicable development standards and criteria outlined in Canyon Creek "Summerhill"
Specific Plan Amendment No. 1, Chapter 17.74 (Conditional Use Permits) and Chapter
17.148 (Parking Requirements) of the Lake Elsinore Municipal Code (LEMC).
Environmental Determination
The Project is categorically exempt from the California Environmental Quality Act (Cal.
Pub. Res. Code §§ 21000 et seq.: "CEQA ") and the CEQA Guidelines (14 C.C.R.
§§ 15000 et seq.), specifically pursuant to Section 15301 (a) (Existing Facilities). The
Project proposes to establish and operate a veterinary clinic /hospital within a portion of an
existing office /retail building. The site is fully developed and only minor interior alterations
are planned in association with the proposed use.
Recommendation
a. Adopt a Resolution No. 2010 - adopting findings that the project is consistent
with the Multiple Species Habitat Conservation Plan; and,
b. Adopt a Resolution No. 2010 -_ approving Conditional Use Permit No. 2010 -04 for
the establishment and operation of a veterinary clinic /hospital within a portion of an
existing office /retail building, based on the Findings, Exhibits, and proposed
Conditions of Approval.
Prepared By: Matthew C. Harris,tQ
Senior Planner
Approved By: Robert A. Brady
City Manager I6
PC August 3, 2010 Item No. 5
Page 4 of 26
CONDITIONAL USE PERMIT NO. 2010-04
AUGUST 3, 2010
Page 5 of 4
Attachments:
1. Vicinity Map
2. Planning Commission Resolutions
3. Planning Commission Conditions of Approval
4. CEQA Notice of Exemption
5. Draft Acknowledgment Conditions of Approval
6. Operational Statement
7. Acoustical Evaluation
8. Property Management Company Letter
9. Full Size Plans
PC August 3, 2010 Item No. 5
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VICINITY MAP
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PC August 3, 2010 Item No. 5
Page 6 of 26
RESOLUTION NO. 2010-
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF LAKE ELSINORE, CALIFORNIA, ADOPTING FINDINGS
THAT THE PROJECT IS CONSISTENT WITH THE MULTIPLE
SPECIES HABITAT CONSERVATION PLAN (MSHCP)
WHEREAS, Sachin Trivedi of "SCVC II Inc. ", submitted an application for a
Conditional Use Permit to establish and operate a 24 -hour veterinary clinic /hospital
within a portion of an existing office /retail building located at 31577 Canyon Estates
Drive (APN: 363- 670 -009) (the "Project "); and
WHEREAS, Section 6.0 of the MSHCP requires that all discretionary projects
within an MSHCP criteria cell undergo the Lake Elsinore Acquisition Process ( "LEAP ")
and Joint Project Review ( "JPR ") to analyze the scope of the proposed development
and to ensure consistency with the MSHCP criteria; and
WHEREAS, Section 6.0 of the MSHCP further requires that the City of Lake
Elsinore adopt consistency findings demonstrating that the proposed discretionary
entitlement complies with the MSHCP cell criteria, and the MSHCP goals and
objectives; and
WHEREAS, pursuant to Lake Elsinore Municipal Code Section 17.168 requests
for the consideration of a Conditional Use Permit for the proposed veterinary
clinic /hospital establishment is a discretionary action to be considered, reviewed, and
approved, conditionally approved or denied by either the Lake Elsinore Planning
Commission and /or the City Council; and
WHEREAS, public notice of the Project has been given and the Planning
Commission has considered evidence presented by the Community Development
Department and other interested parties at a public hearing held with respect to this
item on August 3, 2010.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
SECTION 1. The Planning Commission has considered the Project's
consistency with Findings of Consistency with the MSHCP.
SECTION 2. That in accordance with the MSHCP, the Planning Commission
makes the following Consistency Findings:
1. The Project is a project under the City's MSHCP Resolution, and the City must
make an MSHCP Consistency finding before approval.
Pursuant to the City's MSHCP Resolution, the Project is required to be reviewed
for MSHCP consistency, including consistency with other "Plan Wide
Requirements." The Project site lies within Criteria Cell # 4647. However, based
PC August 3, 2010 Item No. 5
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PLANNING COMMISSION RESOLUTION NO. 2010-_
PAGE 2OF4
on a verbal "common law vested rights agreement" between the City and a
previous landowner, the site was exempted from the MSHCP. This agreement
was the result of extensive costs associated with infrastructure and road
construction in that area prior to the City's involvement in the MSHCP. Based
upon the site reconnaissance survey there are no issues regarding consistency
with the MSCHP's other "Plan Wide Requirements." The Project site is fully
developed and all on -site improvements are incorporated, and no habitat is
present on site.
2. The Project is subject to the City's LEAP and the County's Joint Project Review
processes.
As stated above, the Project is exempt from the MSHCP by virtue of a common
law vested right agreement between a previous landowner and the City.
Therefore the Project was not processed through a Joint Project Review.
3. The Project is consistent with the Riparian /Riverine Areas and Vernal Pools
Guidelines.
The Project site is already developed. The Project is exempt from the
requirements of the MSHCP based upon a common law vested right. A
reconnaissance survey revealed that no riparian, riverine, vernal pool /fairy
shrimp habitat or other aquatic resources exist on the site. As such, the
Riparian /Riverine Areas and Vernal Pool Guidelines as set forth in Section 6.1.2
of the MSHCP are not applicable.
4. The Project is consistent with the Protection of Narrow Endemic Plant Species
Guidelines.
The Project is exempt from MSHCP provisions. Moreover, the site does not fall
within any Narrow Endemic Plant Species Survey Areas. Neither a habitat
assessment nor further focused surveys are required for the Project. Therefore,
Protection of Narrow Endemic Plant Species Guidelines as set forth in Section
6.1.3 of the MSHCP are not applicable to the Project.
5. The Project is consistent with the Additional Survey Needs and Procedures.
The Project is exempt from MSHCP provisions. Moreover, the MSHCP only
requires additional surveys for certain species if the Project is located in Criteria
Area Species Survey Areas, Amphibian Species Survey Areas, Burrowing Owl
Survey Areas, and Mammal Species Survey Areas of the MSHCP. The site is
fully developed and all on -site improvements are incorporated. Therefore, the
provisions of MSHCP Section 6.3.2 are not applicable.
6. The Project is consistent with the Urban/Wildlands Interface Guidelines.
PC August 3, 2010 Item No. 5
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PLANNING COMMISSION RESOLUTION NO. 2010-_
PAGE 3OF4
The Project is exempt from MSHCP provisions. Moreover, the Project site is not
within or adjacent to any MSHCP criteria or conservation areas. Therefore, the
Urban/Wildlands Interface Guidelines of MSHCP Section 6.1.4 are not
applicable.
7. The Project is consistent with the Vegetation Mapping requirements.
There are no resources located on the Project site requiring mapping as set forth
in MSCHP Section 6.3.1.
8. The Project is consistent with the Fuels Management Guidelines.
The Project site is not within or adjacent to any MSHCP criteria or conservation
areas. Therefore, the Fuels Management Guidelines of MSHCP Section 6.4 are
not applicable.
9. The Project will be conditioned to pay the City's MSHCP Local Development
Mitigation Fee.
The Project will not be required to pay the City's MSHCP Local Development
Mitigation Fee given that the site is fully improved and developed.
10. The Project is consistent with the MSHCP.
Based upon the information provided above, the Project is consistent with the
MSHCP.
SECTION 3. Based upon the evidence presented, the Planning Commission
hereby adopts the findings above regarding the Project's consistency with the MSHCP.
SECTION 4. This Resolution shall take effect from and after the date of its
passage and adoption.
PASSED, APPROVED AND ADOPTED at a regular meeting of the Planning
Commission of the City of Lake Elsinore, California, this 3rd day of August, 2010.
John Gonzales, Chairman
City of Lake Elsinore
PC August 3, 2010 Item No. 5
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PLANNING COMMISSION RESOLUTION NO. 2010-_
PAGE 4 OF 4
ATTEST:
Robert A. Brady
City Manager
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE )ss.
CITY OF LAKE ELSINORE )
I, ROBERT A. BRADY, City Manager of the City of Lake Elsinore, California,
hereby certify that Resolution No. 2010 - as adopted by the Planning Commission of
the City of Lake Elsinore at a regular meeting held on the 3rd day of August 2010, and
that the same was adopted by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Robert A. Brady
City Manager
PC August 3, 2010 Item No. 5
Page 10 of 26
RESOLUTION NO. PC -2010-
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF LAKE ELSINORE, CALIFORNIA, APPROVING
CONDITIONAL USE PERMIT NO. 2010 -04 FOR THE
ESTABLISHMENT AND OPERATION OF A 24 -HOUR
VETERINARY CLINIC /HOSPITAL WITHIN A PORTION OF AN
EXISTING BUILDING LOCATED AT 31577 CANYON ESTATES
DRIVE SUITES 115 -130
WHEREAS, Sachin Trivedi of "SCVC II Inc. ", has initiated proceedings to request
the approval of Conditional Use Permit No. 2010 -04 (the "CUP ") in order to establish
and operate a veterinary clinic /hospital facility within a portion of an existing office /retail
building located at 31577 Canyon Estates Drive (APN: 363- 670 -009) (the "Project'). The
site has a zoning designation of Canyon Creek "Summerhill" Specific Plan(C -1 /SP)
Neighborhood Commercial; and
WHEREAS, the City of Lake Elsinore recognizes that certain uses have
operational characteristics that, depending upon the location and design of the use, may
have the potential to negatively impact adjoining properties, businesses or residents
and therefore are permitted subject to the issuance of a conditional use permit, which
allows the City to comprehensively review and approve the use; and
WHEREAS, the Planning Commission of the City of Lake Elsinore has been
delegated with the responsibility of considering and approving, conditionally approving,
or denying conditional use permits; and
WHEREAS, on August 3, 2010, at a duly noticed public hearing, the Planning
Commission considered evidence presented by the Community Development
Department and other interested parties with respect to this item.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
SECTION 1. The Planning Commission has considered the proposed
conditional use and Conditional Use Permit No. 2010 -04 prior to rendering its decision
and finds that the requirements of Chapter 17.168 of the Lake Elsinore Municipal Code
have been satisfied.
SECTION 2. The Planning Commission hereby finds and determines that
Conditional Use Permit No. 2010 -04 is categorically exempt from the California
Environmental Quality Act (Public Resources Code §§ 21000 et seq.: "CEQA ") and the
Guidelines for Implementation of CEQA (14 California Code of Regulations §§ 15000 at
seq.: "CEQA Guidelines ") pursuant to Section 15301 (Class 1) (Existing Facilities)
categorical exemption. Specifically, the Planning Commission finds that the CUP allows
for the operation of a veterinary clinic /hospital facility within an portion of an existing
building on a fully developed site located at 31577 Canyon Estates Drive (APN: 363-
670 -009).
PC August 3, 2010 Item No. 5
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PLANNING COMMISSION RESOLUTION NO. 2010-
PAGE 2 OF 4
SECTION 3. That in accordance with State Planning and Zoning Law and the
Lake Elsinore Municipal Code, the Planning Commission makes the following findings
for approval of CUP No. 2010 -04:
1. The proposed use, on its own merits and within the context of its
setting, is in accord with the objectives of the General Plan and the purpose of
the planning district in which the site is located.
Issuance of this Conditional Use Permit will facilitate the creation of a well
balanced and functional mix of residential, commercial, industrial, open space,
recreational and institutional land uses. The proposed land use conforms to the
objectives of the General Plan, the Canyon Creek `SummerhilP' Specific Plan and
the planning districts in which the site is located.
2. The proposed use will not be detrimental to the general health,
safety, comfort, or general welfare of persons residing or working within the
neighborhood of the proposed use or the City, or injurious to property or
improvements in the neighborhood or the City.
All applicable City departments and agencies have been afforded an opportunity
to review the use permit and recommend conditions of approval as set forth in
the conditions of approval attached to the staff report for this CUP. Conditions
have been applied relating to control of potential nuisances, so as to eliminate
any negative impacts to the general health, safety, comfort, or general welfare of
the surrounding commercial development and the City.
3. The site for the intended use is adequate in size and shape to
accommodate the use, and for all the yards, setbacks, walls or fences,
landscaping, buffers and other features required by Title 17 of the Lake Elsinore
Municipal Code.
The fully developed existing office /retail building and associated onsite
improvements have been designed in consideration of the size and shape of the
property and can fully accommodate the proposed veterinary clinic /hospital use
in accordance with all applicable Canyon Creek "SummerhilP' Specific Plan and
Municipal Code provisions.
4. The site for the proposed use relates to streets and highways with
proper design both as to width and type of pavement to carry the type and
quantity of traffic generated by the subject use.
The proposed veterinary clinic /hospital facility has been reviewed in relation to
the width and type of pavement needed to carry the type and quantity of traffic
and circulation generated. The City has adequately evaluated the potential
impacts associated with the proposed facility prior to its approval and has
determined that existing improvements are sufficient to adequately serve the
proposed use.
PC August 3, 2010 Item No. 5
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PLANNING COMMISSION RESOLUTION NO. 2010-_
PAGE 3OF4
5. In approving the subject use, there will be no adverse affect on
abutting property or the permitted and normal use thereof.
The CUP has been thoroughly reviewed and conditioned by all applicable City
departments and affected outside agencies thereby eliminating the potential for
any adverse effects.
6. Adequate conditions and safeguards pursuant to Lake Elsinore
Municipal Code Section 17.168.050 have been incorporated into the approval of
the Conditional Use Permit to insure that the use continues in a manner
envisioned by these findings for the term of the use.
Pursuant to Lake Elsinore Municipal Code Section 17.168.050, the proposed
veterinary clinic /hospital facility has been scheduled for consideration and
approval of the Planning Commission at the regularly scheduled meeting on
August 3, 2010.
SECTION 4. Based upon the evidence presented, the above findings, and the
attached conditions of approval, the Planning Commission hereby approves Conditional
Use Permit No. 2010 -04.
SECTION 5. This Resolution shall take effect from and after the date of its
passage and adoption.
PASSED, APPROVED AND ADOPTED at a regular meeting of the Planning
Commission of the City of Lake Elsinore, California, this 3rd day of August, 2010.
ATTEST:
Robert A. Brady
City Manager
John Gonzales, Chairman
City of Lake Elsinore
PC August 3, 2010 Item No. 5
Page 13 of 26
PLANNING COMMISSION RESOLUTION NO. 2010 -
PAGE 4OF4
STATE OF CALIFORNIA
COUNTY OF RIVERSIDE SS
CITY OF LAKE ELSINORE
I, ROBERT A. BRADY, City Manager of the City of Lake Elsinore, California,
hereby certify that Resolution No. PC - 2010 - was adopted by the Planning
Commission of the City of Lake Elsinore at a regular meeting held on the 3rd day of
August 2010, and that the same was adopted by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Robert A. Brady
City Manager
PC August 3, 2010 Item No. 5
Page 14 of 26
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT NO. 2010 -04
24 -HOUR VETERINARY CLINIC /HOSPITAL
PLANNING DIVISION
GENERAL CONDITIONS
1. The applicant shall defend (with counsel acceptable to the City), indemnify, and
hold harmless the City, its Officials, Officers, Employees, and Agents from any
claim, action, or proceeding against the City, its Officials, Officers, Employees or
Agents to attack, set aside, void, or annul an approval of the City, its advisory
agencies, appeal boards, or legislative body concerning Conditional Use Permit
No. 2010 -04 located at 31577 Canyon Estates Drive (APN: 363- 670 -009).
2. The applicant shall submit a check in the amount of $64.00 made payable to the
County of Riverside for a Notice of Exemption. The check shall be submitted to the
Planning Division for processing within 48 hours of the project approval.
3. Any violation or noncompliance with the Conditions of Approval shall be cause for
the revocation of this Conditional Use Permit.
4. The Conditions of Approval for this project shall be reproduced upon Page One of
Building Plans prior to their acceptance by the Division of Building and Safety.
5. The applicant shall sign an "Acknowledgement of Conditions" statement and
submit it to the Planning Department prior to the issuance of any permit.
6. Applicant shall place a weatherproof 3' x 3' sign at the entrance to the project site
identifying the approved days and hours of construction activity and a statement
that complaints regarding the operation can be lodged with the City of Lake
Elsinore Code Enforcement Division at (951) 674 -3124.
7. The applicant shall comply with the City's Noise Ordinance. Construction activity
shall be limited to the hours of 7:00 AM and 5:00 PM, Monday through Saturday,
and no construction activity shall occur on Sundays, or legal holidays.
8. A cash bond of $1,000.00 shall be required for any construction trailers placed on
the site and used during construction. Bonds will be released after removal of
trailers and restoration of the site to an acceptable state, subject to the approval of
the Community Development Director or designee.
9. The applicant shall comply with all applicable City codes and ordinances.
CONDITIONAL USE PERMIT
10. The Conditional Use Permit approved herein shall lapse and shall become void
one (1) year following the date on which the use permit became effective, unless
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PC August 3, 2010 Item No. 5
Page 15 of 26
CONDITIONS OF APPROVAL
CONDITIONAL USE PERMIT NO. 2010 -04
24 -HOUR VETERINARY CLINIC /HOSPITAL
prior to the expiration of one (1) year a building permit is issued and construction
commenced and diligently pursued toward completion on the site.
11. The Conditional Use Permit shall comply with all applicable requirements of the
Lake Elsinore Municipal Code, Title 17 unless modified by approved Conditions
of Approval.
12. The Conditional Use Permit granted herein shall run with the land and shall
continue to be valid upon a change of ownership of the site or structure which
was the subject of this approval.
13. Treatment of animals shall be restricted to dogs, cats, other small domesticated
animals and birds.
14. The operation shall be conducted in a completely enclosed and sound controlled
building in such as way as to produce no objectionable noises or odors outside
its walls.
15. There shall be no boarding of animals other than as necessary for recuperation
of patients.
16. The facility shall maintain direct access from the onsite parking area at all times.
17. The applicant shall comply with all California Department of Consumer Affairs,
Veterinary Medical Board and Riverside County Health Department requirements
and standards.
RIVERSIDE COUNTY FIRE DEPARTMENT
18. The applicant shall comply with all Riverside County Fire Departments
requirements and standards (see attached conditions of approval).
Page 2 of 2
PC August 3, 2010 Item No. 5
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JUN -23 -2010 WED 11:49 AM FAX NO P 02
PROUDLY SERVING
THE
UNINCORPORATED
AREAS OF RIVERSIDE
COUNTYANDTHE
cmES OF:
aANNING
BEADMONT
CAUMESA
CANYON I-AKE
COACHELL.A
DESERT MOT
SPRINGS
INDIAN WELLS
INDIC
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MENLFEE
MORENO VALLEY
PALM DESERT
PERRIS
RANCHO MIRAGE
RuHIDOux CSD
SAN JACINTO
TEMECULA
WIL,DOMAR
130ARD OF
SUPERVISORS!
DOS BusTER
DISTRICT'
JOHN TAVAGLIONE
DISTRICT;
J Err STONE
DISTRICT:
JOHN eENOIr
DISTRICT,
MARION ASHLEY
DISTRICT'
RIVERSIDE COUNTY
FIRE DEPARTMENT
IN COOPERATION WITH THE
CALIFORNIA DEPARTMENT OF FORESTRY AND FIRE PROTECTION
2300 MARKET ST, STE 150, * RIvERSiDE, CA 92501 • (951) 9554777 • FAX
CONDITIONS OF APPROVAL
CASE NUMBER: 10 -LE- CUP -04
REVIEWED BY: AFM DANIEL WAGNER ON JUNE 17, 2010
24 HOUR VETERINARY CLINIC, 31577 CANYON ESTATES DR
APPLICANT: CITY OF LAKE ELSINORE, 130 S. MAIN ST, LAKE ELSINORE, CA
92562 C/O MATT HARRIS, SR. PLANNER, 951 6743124 X 279 FAX 951471-
1419 mharris @lake - elsinore.org
10. GENERAL CONDITIONS
10.FIRE.999PC - #01 —West Fire Protection Planning Office Responsibility IN EFFECT
It is the responsibility of the recipient of these Fire Department conditions to forward
them to all interested parties. The permit number (as It Is noted above) is required on
all correspondence.
Additional information Is available at our website: www.rvcfire.orrg go to the link marked
"Ordinance 787".
Questions should be directed to the Riverside County Fire Department, Fire Protection
Planning Division at 2300 Market St. Suite 150, Riverside, Ca 92501. Phone: (951) 955 -
4777, Fax: (951)955 -4886.
10.FIRE,999 USE - 00 -BLUE. DOT REFEI_ECTOR
IN EFFECT
Blue retro reflective pavement markers shall be mounted on private street, public streets
and driveways to indicate location of fire hydrants. Prior to installation, placement of
markers must be approved by Riverside County Fire Department.
10.FIRE.999 USE423 — MIN REQ FIRE FLOW
IN EFFECT
Minimum required fire flow shall be 1500 GPM for two hours duration at 20 PSI residual
operating pressure, which must be available before any combustible material is placed
on the job site. Fire flow is based on type VB construction per the 2007 CBC and
Ordinance 787: 6uilding(s) having a fire sprinkler system.
10-FIRE-999 USE - #20 -SUPER FIRE HYDRANT IN EFFECT
Super fire hydrant (s) (6" x 4" x 2 1/2'1 shall be located not less than 25 feet or
more than 165 feet from any portion of the building as measured along approved
vehicular travel ways.
77.933 Las Montanas, Palm Desert, CA 92211 • (760) 863 -8886 • Fax (760) 863 -7072
C: \Documcnta and Seamy \uwurd\My AocumentslCondilions \Cnndi4ions2 \LAKti t3LSINORfiU0-1. &CUP -01 6.30.2010.dac
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PC August 3, 2010 Item No. 5
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JUN -23 -2010 WED 11:49 AM FAX N0. P 03
80. PRIOR TO BUILDING PERMIT ISSUANCE
80.FIRE.999 USE - #17A -BLDG PLAN CHECK $ IN EFFECT
Building plan check deposit fee of $307 to $1,056.00, shall be paid in a check or money order to the
Riverside County Fire Department after plans have been reviewed by our office.
80.FIRE.999 USF-44 — WATER PLANS
IN EFFECT
The applicants or developer shall separately submit two copies of the water system plans to the Fire
Department for review and approval. Calculated velocities shall not exceed 100 feet per second.
Plans shall confo rn to the fire hydrant types, location and spacing. The system shall meet the fire flow
requirements. Plans shall be signed and approved by a registered civil engineer and the local water
company with the following certification: "1 certify that the design of the water system is in accordance
with the requirements prescribed by the Riverside County Fire Department."
90. PRIOR TO BUILDING FINAL INSPECTION
90.FIRE.999 USF-445 — FIRE LANES
IN EFFECT
The applicant shall prepare and submit to the Fire Department for approval, a site plan designating
required fire lanes with appropriate lane painting and /or signs.
90,FIRE.999 USE - #12A- SPRINKLER SYSTEM
IN EFFECT
Install a complete fire sprinkler system per NFPA 13 2002 edition (13D and 13R system are not
allowed) in all buildings requiring a fire flow of 1500 GPM or greater sprinkler system (s) with pipe size
in excess of 4" inch diameter will require the project structural engineer to certify (wet signature) the
stability of the building system for seismic and gravity loads to support the sprinkler system. All fire
sprinkler risers shall be protected from any physical damage. The post indicator valve and fire
department connection shall be located to the front, within 50 feet of a hydrant, and the minimum of 25
feet from the building (s). A statement that the building (s) will be automatically fire sprinkled must be
Included on the title page of the building plans. (Current sprinkler plan check deposit base fee is
$614.00 per riser) applicant or developer shall be responsible to install a U.L. Central Station
Monitored Fire Alarm System. Monitoring System shall monitor the fire Sprinkler system (s) water flow,
P.I.V.'s and all control valves. Plans must be submitted to the Fire Department for approval prior to
installation. Contact Fire Department for guideline handout (current monitoring plan check deposit
base fee is $192.00)
90.FIRF.999 USE - #27- EXTINGUISHERS
IN EFFECT
Install portable fire extinguishers with a minimum rating of 2A -10BC and signage. Fire Extinguishers
located in public areas shall be in a recessed cabinets mounted 48" (Inches) to center above the floor
level with Maximum 4" projection from the wall. Contact Fire Department for proper placement of
equipment prior to installation.
77 -933 Las Montanan, Palm Desert, CA 92211 • (760) 863 -8886 a Pax (760) 863 -7072
CADocuments and 9atinas \awar4\My Pncaments \Conditions \Coaditions2 \LAKE I?LSINORMI O -L2- CUP -04 6.302010.doc
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PC August 3, 2010 Item No. 5
Page 18 of 26
CITY OF ,�
LADE , LSI110R E
DREAM EXTREME
Filed With: ❑ Office of Planning and Research
1400 Tenth Street, Room 121
Sacramento, CA 95814
Notice of Exemption
0 County Clerk of Riverside County
2724 Gateway Drive
Riverside, CA 92507
Project Title: Conditional Use Permit No. 2010 -04: 24 -Hour Veterinary Clinic /Hospital Facility.
Project Location (Specific): The proposed project site is located at 31577 Canyon Estates Drive, Suites 115-
130 (APN: 363 - 670 -009).
Project Location (City): City of Lake Elsinore Project Location (County): Riverside County
Description of Nature, Purpose, and Beneficiaries of Project:
Conditional Use Permit No. 2010 -04: The applicant is requesting approval of a Conditional Use Permit (CUP)
in order to establish and operate a 24 -hour veterinary clinic /hospital within an approximately 3,919 square -foot
portion of an existing office /retail building located at 31577 Canyon Estates Drive, Suites 115 -130 (APN: 363-
670 -009).
Project review is pursuant to Canyon Creek "Summerhill" Specific Plan C -1 /SP Neighborhood Commercial
Zone Section 030.M, 17.168 (Conditional Use Permits) and 17.148 (Parking Requirements) of the Lake
Elsinore Municipal Code (LEMC).
Name of Public Agency Approving Project: City of Lake Elsinore
Name of Person / Agency Administrating Project: Matthew C. Harris, Senior Planner, City of Lake Elsinore
Exempt Status:
• Ministerial (Section 15073)
• Declared Emergency (Section 15071 (a))
• Emergency Project (Section 15071 (b) and (c))
• Categorical Exemption (state type and section number): Class 1(a) (Existing Facilities)
Reasons why project is exempt:
This project meets the requirements pursuant to Section 15301 (Existing Facilities) of the California
Environmental Quality Act (CEQA). The site is fully developed with an existing building.
Contact Person: Matthew C. Harris, Senior Planner Telephone Number: (951) 674 -3124 x 279
Signed: Title: City Manager
Robert A. Brady PC August 3, 2010 Item No. 5
Page 19 of 26
CITY OF //�e_�_
LAKE r2LS1110RE
—+��� DR[AM EXTREME,.
ACKNOWLEDGMENT OF
"DRAFT" CONDITIONS OF
APPROVAL
Subject: CONDITIONAL ESTABLISHE PERMIT -04OPERATE A 24 -HOUR
VETERINARY CLINIC /HOSPITAL WITHIN A PORTION OF
AN EXISTING BUILDING LOCATED AT 31577 CANYON
ESTATES DRIVE (APN: 363473 -670 & 009).
I hereby state that l have read and acknowledge the Draft Conditions of Approval
and do hereby agree to accept and abide by all final Conditions that will be
approved by the Planning Commission/City Council. I also understand that all
Conditions shall be met prior to issuance of permits or prior to the first Certificate
of Occupancy, or as otherwise indicated in the Conditions.
*The decision of the Planning Commission of the City of Lake
Elsinore shall be final fifteen (15) days from the date of the
decision, unless an appeal has been filed with the City Council of
the City of Lake Elsinore pursuant to the provisions of Chapter
97.80 of the Lake Elsinore Municipal Code (LEMC).
Date: 2 G 2 Applicant's Signature:
Print Name: s/kcvtzv r�yv��I
8 2 6 S 7-, �yu jLco cA
Address:
qsj- Za 3- 362
Phone Number: y
Cc 7,g °
PC August 3, 2010 Item No, 5
Page 20 of 26
Sachin Trivedi, CFO
SCVC II, Inc.
8926 th St. Norco, CA 92860
PH: 951-203-3624
Dear Senior Planner Matt Harris and Planning Commission,
REGFI J
CITY OF LAME ELSINORE
PLANNING DIVISION
Thanks for meeting with us. We are very excited about the prospect of opening up a 24 hour Veterinary
Hospital in Lake Elsinore. I'm very familiar with the City as I own the Holiday Inn Express next to the
subject property, serve as a Lake Elsinore Chamber of Commerce Board Member, and I'm a very active
member of the Lake Elsinore community. Being owner of the Holiday Inn Express located immediately
next door to the subject site, coupled with my ownership of other veterinarian operations, I feel this
particular site would be an excellent fit and our proposed 24 hour Small Animal Hospital would
complement this area very well. The area currently boasts a 24 hour Circle K and Shell Gas Station, a 24
hour Holiday Inn Express, two 24 hour urgent cares, A+ Pharmacy, Chase Bank, and Rio Car Wash.
Our ownership group consists of me ( Sachin Trivedi MBA), Ed Shin DVM, and Sameer Trivedi DVM. Dr.
Shin and Dr. Trivedi both graduated from the LIC Davis School of Veterinary Medicine in 2005. Dr. Shin is
CEO of Norco Animal Hospital. Dr. Trivedi is a Boarded Internist. I graduated from Peter Drucker School
of Management in 2007. We are all partners in Norco Animal Hospital. The Lake Elsinore facility would
be our second veterinary hospital. Together, we acquired our first, Norco Animal Hospital, in summer of
2007. We had two doctors when we began. With the increase in business and the extension of our
business hours, today the Norco facility has eight doctors and has become an integral service provider
and a committed member of the local Norco community. We have not only General Practitioners in our
fold but work alongside Board Certified Specialists. We work extensively with Norco Animal Control
(owned by the City of Norco), we are the premier sponsor of Norco Football, and contribute to other
various local non - profit organizations, such as 100 Mile Club. Not only do we provide excellent services
for our customers, we contribute back to the community, we have added jobs in the local economy,
added revenue to the City's sales tax collections (dog food, shampoos, etc.), and most importantly
brought an increase in quality veterinary care to the area.
In Lake Elsinore we would be a smaller animal clinic /hospital (approx. 3,919 useable square feet),
performing spays, neuters, general medicine, soft tissue surgeries, orthopedic surgeries, internal
medicine, radiology, dentals, vaccinations, blood work, pharmacy, prescription pet foods, dietary
supplements, flea and tick medications, and other veterinary services to dogs, cats and other similar
small domestic animals and birds. In the beginning, the Lake Elsinore clinic /hospital would have
approximately 8 -10 full and /or part time associates. The only hazardous materials on site are used
needles, which are stored in a special canister and picked up monthly by a waste disposal company. The
sixteen (16) allocated parking stalls are enough to satisfy initial parking and any projected growth
requirements. The ability to satisfy the parking can easily be quantified as the actual number of spots
required would depend on the time of day and number of employees working at any given time. Say for
example, in a given hour, we expect to see 3 office calls (20 minutes apart), in addition there may be 4 -5
customers coming in per hour for various odds and ends (flea and tick medications, vaccinations,
refilling a prescription) and we would have 4 employees working. So in a given hour, we would need 11-
12 parking stalls.
PC August 3, 2010 Item No. 5
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My architect, Mike Wauhob of Omega Design, who you already have met, has designed 5 other
Veterinary Hospitals, including Norco Animal Hospital. The operation will be conducted in a completely
enclosed and sound controlled building in a professional manner and in a way to produce no
objectionable noises or odors outside the wall of the premises. There will be no outdoor runs or animal
holding areas. There will be no boarding of animals other than as necessary for recuperation of
patients. As experienced operators of a successful clinic and as local business owners, we are very
cognizant of the needs and have planned to design the facility in such a way that the noise is mitigated
as much as possible. It is not uncommon for veterinarian clinics to be placed in multi tenant buildings
and we have made a commitment to our Landlord of this multi tenant building to take any necessary
precautions to eliminate any noise to other tenants in the building. Believe me; I have all the incentive
to complete this project in a highly sensitive and professional manner, as my hotel is right next door.
We look forward to working with you on this project and working in this City for many years to come.
Sincerely,
SaP?/-; O� 1
SCVC
09 June 2010
PC August 3, 2010 Item No. 5
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WEAND
ACOUSTICS
noise & vibration consultants
www.wielandacoustics.com
July 19, 2010
Mr. Sachin Trivedi
892 6`h Street
Norco, CA 92860
WIELAND ACOUSTICS, INC.
2691 Richter Avenue, Suite 114
Irvine, CA 92606
Tel: 949.474.1222
Fax: 949.474,9122
REGE VED
JUL 19 2010
CITY OF LAKE ELSINORE
PLANNING DIVISION
Project File 10.031.00
Subject: Acoustical Evaluation of the Proposed Animal Hospital at 31577 Canyon Estates
Drive in Lake Elsinore, CA
Dear Mr. Trivedi,
The purpose of this acoustical evaluation is to provide a professional opinion as to the noise
isolation that will be provided by the construction of the proposed animal hospital in the City of Lake
Elsinore. As indicated in Figure 1, the proposed facility will occupy a portion of the first floor of an
existing professional office building. As such, it will be located adjacent to an existing office and
below more existing offices on the second floor. Referring again to Figure 1, the proposed animal
hospital will be located in a largely commercial area, with the nearest commercial property located
about 80 feet to the southwest. An existing hotel is located about 145 feet to the northwest and the
nearest residential properties are located about 345 feet to the north.
My evaluation is based on the following points of understanding with regard to the facility's
construction:
O The exterior walls are constructed of 2" x 6" steel studs, with stucco on the outside and 5/8 "-
thick gypsum board on the inside, and R -19 insulation between the studs.
O The exterior windows are of 1" -thick insulating glass construction.
O The demising wall between the proposed animal hospital and the adjacent office on the first
floor is constructed of 2" x 6" steel studs, with one layer of 5/8" -thick gypsum board on each
side and R -11 insulation between the studs. It is assumed that this wall is full height and sealed
airtight (for fire control). It is our understanding that, as part of the tenant improvements,
another layer of 5/8" type X gypsum board will be attached to the hospital side of the wall from
floor to roof.
O The floor /ceiling separation between the proposed animal hospital and the second floor offices
is constructed of 1 %z' -thick lightweight concrete over plywood sheathing, and one layer of 5/8 "-
thick type X gypsum board attached to the underside of the truss joists. An acoustical ceiling is
suspended about 18" below the gypsum board. It is our understanding that, as part of the
tenant improvements, R -19 blow -in insulation will be added above the gypsum board
throughout the hospital space if fiberglass insulation batts don't exist, and that the existing
PC August 3, 2010 Item No. 5
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Y Y I ELAND MR. SACHI N TRIVEDI
10 ACOUSTICS Lake Elsinore Animal Hospital
„ � —1-L0111 Project File 10.030.00 - FINAL
acoustical ceiling tiles in the kennel areas will be replaced by "vet panels ". These panels are
somewhat denser than ordinary acoustical tiles but still provide some sound absorption.
Because of the large distance (about 345 feet), it is my professional opinion that the noise levels
generated by dogs barking within the hospital will be significantly below the City's noise ordinance
standards at the nearby residential community during both daytime and nighttime hours. It is
further my opinion that the noise levels experienced at the nearby commercial properties and at the
hotel will also comply with the City's standards.
The ability of a wall or floor /ceiling separation assembly to reduce noise is often characterized by a
single- number rating system called the sound transmission class, or STC. The higher the STC rating of
a partition the greater is its ability to reduce noise. For comparison purposes, the State of California
requires that partitions within a multifamily building be designed to provide a minimum STC rating
of 50. When tested in the field, a partition within a multifamily building is permitted to have an STC
rating of 45 to allow for small construction errors and for flanking of noise around the partition (e.g.,
through exterior windows).
Based on our analysis, it is estimated that the STC rating for the existing demising wall between the
animal hospital and the adjacent ground floor office is 48. With the proposed tenant improvements,
it is estimated that the STC rating for the demising wall will increase to 52. This roughly translates to
a reduction of about 4 dB in noise level in the adjacent ground floor office. The STC rating for the
existing floor /ceiling separation between the animal hospital and the second floor offices is
estimated to be 55. This is expected to increase to about 57 with the proposed tenant
improvements, for a noise reduction of about 2 dB.
Thank you for this opportunity to provide you with acoustical consulting services. If you have any
questions, please do not hesitate to call us at 949.474.1222.
Sincerely,
WIELAND ACOUSTICS, INC.
David L. Wieland
Principal Consultant
www.wielandacoustics.com 2
July 19, 2010
PC August 3, 2010 Item No. 5
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JUL /16 /2010 /FRI 09:53 AM FAX No.
July 14, 2010
RE: 31577 Canyon Estates Drive, Lake Elsinore,19nits
Veterinarian Clinic Lease
To Whom It May Concern:
P. 002
JUL 1 9 2010
CITY OF LAKE ELSINORE
PLANNING DIVISION
On behalf of the Landlord of the above referenced property we would like to state our full
endorsement of the subject premises 31577 Canyon Estates Drive, suites 115 -130 being
utilized by Mr. Sachin Trivedi as a veterinarian clinic. We feel this use is a good
complement to the project and also will be a benefit to the city.
Over the past several months we have had the opportunity to interact with Sachin
regarding the site, and his management of the adjacent Holiday Inn Express Hotel. We
have come to know Sachin and are impressed with his professionalism and his drive for
doing things right, We are fully confident they will construct a first class veterinarian
facility and operate his business in a way eliminating any noise, or negative impact on the
buildings other tenants.
When considering the lease, we purposely designated the subject portion of the building
(suites 115 -130) to mitigate potential noise with the other tenants. The only portion of
the vet clinic sharing a common wall with an adjacent tenant would be a portion of suite
115 (adjacent to 110). The kennel area is located far away in suite 130; it is a corner unit,
with three suites of separation/buffer between the closest tenant in suite 110, Sachin has
addressed the issue of potential vertical noise issues in his letter titled "sound mitigation"
from Omega Design Group, dated July 12, 2010, Omega Design Croup has extensive
experience designing veterinarian facilities, and is utilizing their design expertise to
mitigate any potential issues. The reinforced mezzanine and flooring structure of the
building is most likely a sufficient horizontal barrier, and knowing Sachin is taking the
extra precautionary steps as outlined in the Omega Letter is comforting.
When the possibility of this lease arose, as potential Landlord's, we visited many
veterinarian facilities located in similar professional multi tenant office/ retail projects
and have had numerous conversations with property manager's of these facilities, These
facilities are very common and our due diligence found overwhelmingly this to be a very
complimentary use within our building,
We are excited about having Sachin and the vet use as tenants in the project. Please feel
free to let us know should there be any further questions or comments.
Sincerely,
Canyon Estates Nhhagement, LLC
PC August 3, 2010 Item No. 5
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