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Pre-App -Animal Hospital - 2004April 5, 2004 Healing Touch Small Animal Rehabilitation Center Inc. 14234 Green Leaf Street Sherman Oaks, CA 91423 Re: Preliminary Application Comments File No.: PRE 2004-00014 2160 S. Bascom Avenue, Suite 4 Dear Applicant: Thank you for your submittal of a preliminary application for the establishment of an animal therapy facility in an existing commercial building on the referenced property. The subject property is presently C-2-S (General Commercial) and is designated as a General Commercial Land Use on the City's General Plan Land Use Map. The proposed use is a permitted use in this zoning district subject to approval of a Conditional Use Permit. This determination is based upon an interpretation that your animal therapy use is similar to animal hospital and/or pet clinic uses permitted in commercial areas. The animal therapy facility, as described in your application, would accommodate a maximum of four employees during business hours and operate Monday through Friday during the afternoon and evenings and operate Saturday and Sunday during the afternoon. Your application was distributed to the Public Works Department, Building Division, Planning Division and County Fire Department. In addition to the Planning Division's comments contained in this letter, please find enclosed comments from the Building Division. Please note that these comments are meant to be preliminary. Conditions of approval from each department will be developed when the formal application is submitted. The Planning Division completed the review of your preliminary application and has the following comments regarding your proposal: 1. Conditional Use Permit: The Conditional Use Permit approves the proposed use, site plan and elevations for the subject property. The purpose of the Conditional Use Permit review is to allow consideration of uses on a case-by-case basis. This approval process takes into consideration the location of the use as well as on-site improvements. An application for a Conditional Use Permit is enclosed. A processing time of 45-90 days is typical for a 7oNorthFirstStreet. Campbell,California95008-1436. TEL408.866.2140. FAX408.871.5140. TDD408.866.2790 PRE 2004-00014 - 2160 S. J.."Ascom Avenue. Suite 4 Page 2 of 2 Conditional Use Permit and requires consideration by the Planning Commission through a public hearing process. 2. Building Permits: Tenant improvement plans will need to be submitted to the Building Division after the Planning Commission's approval. Plans for a commercial occupancy need to be prepared by a licensed Architect or Engineer. 3. Parking: An animal therapy facility typically would require one parking space for each 200 square feet in gross floor area for a commercial use. Your use permit application needs to address the parking provided for your use as well as the anticipated parking demand. An analysis of a similar therapy facility and its parking needs would help the Planning Commission in its review of this issue. In addition to parking, the Planning Commission will be interested in the pick-up and drop-off function of the site as well as vehicular and pedestrian circulation. 4. Noise: Your use permit application needs to address on average how many anirnals will be treated per hour on a daily basis. Staff is concerned about noise impacts due to the close proximity of the business to the adjacent single-family homes. Please provide any relevant information with your use permit application that will demonstrate how your existing establishments monitor noise levels generated by customers. Thank you for the opportunity to review your preliminary application. Please do not hesitate to contact me at (408) 866-2142 or by email at melindad@cityofcampbell.com to schedule a meeting to discuss these comments or the application process. Sincerely, \ ilfJej~ L/11 ~ Melinda M. Denis Planner I encl: Conditional Use Permit Application Building Inspection Division Preliminary Comments, 3/23/04 cc: GeoffBradley, Senior Planner Joseph & Tanya Germa, 23668 Gooches Mill Road, Boonville, MO 65233 CITY OF CAMPBELL BUILDING INSPECTION DIVISION - COMMENTS TO THE DEVELOPMENT REVIEW COMMITTEE DRC: March 23, 2004 ADDRESS: 2160 S. Bascom Ave. Project Application: PRE2004-00014 RECOMMENDATION: Note: No building code issue has been reviewed at Development Review Committee; it will be reviewed in the Building Permit process. Please be aware that building codes are changing constantly; plans submitted for building permit shall comply with the code in effect at that time. Submit permit application together with required documents to the Building Inspection Division to obtain a building permit. No construction can be commenced without an appropriate building permit. It is recommended that this item be forwarded to the Planning Commission for review, with the following conditions. TO THE SA TISF ACTION OF THE BUILDING DIVISION MANAGER/BUILDING OFFICIAL: 1. PERMITS REQUIRED: A building permit application shall be required for the proposed tenant improvement to the existing structure. The building permit shall include Electrical/Plumbing/Mechanical fees when such work is part of the permit. 2. CONSTRUCTION PLANS: The conditions of Approval shall be stated in full on the cover sheet of construction plans submitted for building permit. 3. SIZE OF PLANS: The minimum size of construction plans submitted for building permits shall be 24 in. X 36 in. 4. PLAN PREPARATION: This project requires plans prepared under the direction and oversight of a California licensed Engineer or Architect. Plans submitted for building permits shall be "wet stamped" and signed by the qualifying professional person. 5. SITE PLAN: Application for building permit shall include a competent site plan that identifies property and proposed structures with dimensions and elevations as appropriate. Site plan shall also include site drainage details. Site address and parcel numbers shall also be clearly called out. Site parking and path of travel to public sidewalks shall be detailed. 6. TITLE 24 ENERGY COMPLIANCE: California Title 24 Energy Standards Compliance forms shall be blue-lined on the construction plans. Compliance with the Standards shall be demonstrated for conditioning of the building envelope and lighting of the building. J :\Building ORC Cornments\2160sbascomave -'pre. doc Mealin!! Touch Small Animal Rehabilitation Centers Prelimio@!.V Use Am>licatioo -- Wri~teo DescriQfum Proposed Use: Healing Touch Small Animal Rehabilitation Centers Inc. is a state-of-the-art facility for small animal (mostly canine) physical therapy. Rehabilitative uses include post-surgery, post-trauma, and age related conditions such as arthritis. The facility may also be used for conditioning of animals for sports or other uses. No veterinary services unrelated to rehabilitation and training will be offered or rendered. No overnight boarding of animals. Animals are to be leashed and controlled when entering or leaving the facility. SQuare Footae:e: The proposed location is Shady Dale Center, Suite 4. The premises include 1460 square feet of ground floor space and 380 square feet of mezzanine for a total of 1840 square feet. No improvements are necessary in the mezzanine. No exterior work. Number of Emplovees: Healing Touch Small Animal Rehabilitation Centers Inc. will have two staff members on site during operation. A Veterinary Technician with appropriate qualifications will administer therapy. An additional staff member will assist and do clerical work. Occasionally a Veterinarian will visit to evaluate each case. During busy hours an additional qualified Veterinary Technician may also administer treatments at the facility. Hours of Operation: Healing Touch Small Animal Rehabilitation Centers Inc. will initially be open weekday afternoons and evenings and weekend days to suit clientele. Appointments can be made during the week to visit the location. These hours may expand to include more daytime hours during the week as needed. Adjacent Uses: The property to the north is First American Title at 2110 South Bascom Avenue (see attached photos). The property across Shady Dale Avenue is Yiassoo Restaurant at 2045 South Bascom Avenue. The property across Bascom Avenue from First American is Bascom Office Center at 2155 South Bascom Avenue. The property across Bascom Avenue from Shady Dale Center (the proposed location) is Access Banc at 2165 South Bascom Avenue. The property across Bascom Avenue from Yiassoo is the Bascom Animal Hospital at 2175 South Bascom Avenue. Further down Shady Dale Avenue is a residential neighborhood.