Community Development Department Planning Division 1600 First Street + P.O. Box 660 Napa, CA 94559-0660 (707) 257-9530 PLANNING COMMISSION STAFF REPORT AUGUST 6, 2015 AGENDA ITEM 6.A. 15-0109-UP; QVMC URGENT CARE CLINIC I. GENERAL INFORMATION PROJECT SUMMARY: LOCATION OF PROPERTY: GENERAL PLAN: ZONING: Use Permit to establish a Queen of the Valley Medical Center Urgent Care Clinic in the River Park Shopping Center. 1621 and 1625 West Imola Avenue APN: 043-112-011 CC-490, Community Commercial CC; TI, Community Commercial; Traffic Impact Overlay APPLICANT: PROPERTY OWNER: Bruce Gray Queen of the Valley Medical Center 100 Trancas Street Napa CA, 94558 Best Development Group 2580 Sierra Boulevard, Suite E Sacramento, CA 95825 Phone: (707) 227-4317 Phone: (916) 482-8330 STAFF PLANNER: Michael Allen, Associate Planner Phone: (707) 257-9530 LOCATION MAP N 1
QVMC Urgent Care Clinic #PL15-0109 II. 2 PROJECT DESCRIPTION/ CONTEXT The Applicant requests approval of a Use Permit to establish an urgent care clinic within two combined suites in the River Park Shopping Center. The clinic would be a satellite medical clinic operated by the Queen of the Valley Medical Center (QVMC). It is anticipated the clinic would serve up to 12 to 14 patient visits per day initially, growing to 20 patients per day beyond the first year. The clinic would be staffed by up to four employees, flexing down to three based on service demands. Hours of operation would be 9:00am to 7:00pm, seven days a week. Treatment of cold/flu cases, minor lacerations, contusions and muscle or joint sprains are the types of cases anticipated to be handled at this clinic. Routine vaccinations and physical exams will also be offered. Any medical waste would be collected by a licensed vendor and would never be stored outside the building. The clinic will not receive patients via ambulance as Queen of the Valley Hospital retains all serious emergency services (see Applicant s project description and plans, Attachment 1). The two suites that will be combined into one 3,543 square foot suite for the clinic are located in the River Park shopping center within the building directly west of the Fresh and Easy Grocery Store. Uses in the surrounding area include the Fresh and Easy Grocery Store to the east, a Subway Sandwich Shop to the west, single family residential to the north and south. FIGURE 1 Urgent Care Clinic Location Carl s Jr. Clinic Location III. ANALYSIS A. GENERAL PLAN Fresh and Easy This property has a General Plan land use designation of CC-490, Community Commercial, which is intended for commercial uses serving the daily needs of multiple neighborhoods or the entire community, including retail and service uses. The urgent care clinic is a use that provides medical services to the entire community and is consistent with the CC land use designation as a business that provides services that may be needed by all members of the community. 2
QVMC Urgent Care Clinic #PL15-0109 3 B. ZONING/USE PERMIT The project site is zoned Community Commercial (CC). The CC zoning district implements the Community Commercial General Plan land use designation and is intended to provide for a broad range of community-serving commercial uses including retail and service uses. Medical clinics are identified as a conditionally permitted use in the CC district. Therefore the QVMC Napa Urgent Care Clinic requires approval of a Use Permit. The southern areas of Napa are currently underserved by medical facilities. The establishment of a clinic in the River Park Shopping Center provides expanded and convenient medical services for the southern portion of the City. Clinics are compatible with commercial/retail uses since they provide limited medical services that patients often seek while concurrently seeking other retail needs. Also, the clinic s hours of operation are consistent with typical retail business hours. This use will particularly benefit those members of the City s senior community who live in southern Napa and may need medical services. C. PARKING Parking requirements are slightly higher for medical clinics than for commercial/retail uses. One (1) parking space for every 200 square feet of floor space is required for medical clinics whereas one (1) parking space is required for every 250 square feet of commercial/retail space. The conversion of the 3,543 square foot retail suite to a medical clinic increases the parking requirement by 4 spaces. TABLE 1 SUMMARY OF PARKING REQUIREMENTS Land Use Parking Requirement Retail 3,543 250 = 14.1 (14 spaces) Medical Clinic 3,543 200 = 17.7 (18 spaces rounding up) Additional spaces required 4 The River Park Shopping Center is currently undergoing a major remodel and has increased the amount of parking with the demolition of approximately 10,000 square feet of floor space, the addition of new parking spaces and the reconfiguration of many of the existing parking spaces. The shopping center now has a total of 535 parking spaces (not including Fresh and Easy which is under separate ownership). Only 429 spaces are required based on the shopping center s total square footage, resulting in an excess of 106 parking spaces. The number of excess spaces is more than adequate for accommodating the additional 4 spaces required by the medical clinic. D. DESIGN REVIEW The Clinic does not propose any changes to the building s exterior (which is currently being renovated consistent with the recently approved shopping center remodel). Therefore, a Design Review Permit is not required for this project. Any new signage would be approved at a staff level as long as it complies with the sign program that was approved by the Planning Commission with the shopping center remodel. 3
QVMC Urgent Care Clinic #PL15-0109 4 IV. ENVIRONMENTAL REVIEW Staff has determined that the Project is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15301 of the CEQA Guidelines (Categorical Exemptions; Class 1) which exempts the leasing of existing facilities. V. PUBLIC NOTICE Notice of the public hearing was provided by US Postal Service on July 24, 2015 to all property owners within a 500-foot radius of the subject property. Notice of the public hearing was also published in the Napa Valley Register on July 24, 2014 and provided to people previously requesting notice on the matter at the same time notice was provided to the newspaper for publication. Legal notice included a general explanation of the matter to be considered and any related permits, identification of the location of the property involved where site specific, a description of the date, time and place of the public hearing, the identity of the hearing body, and a statement consistent with the Code of Civil Procedure regarding the time limit to commence any legal challenge and matters that may be raised by such challenge. VI. REQUIRED FINDINGS The Planning Commission s decision regarding this project is subject to the required findings in NMC 17.62.070; Use Permits. These findings are provided in the draft resolution attached to this Staff Report. VII. STAFF RECOMMENDATION Staff recommends approval of the Use Permit to establish an urgent care clinic in the River Park Shopping Center. VIII. ALTERNATIVES TO RECOMMENDATION 1. Continue the application with direction for project modifications. 2. Direct Staff to return to the Planning Commission with a resolution documenting findings from the hearing record to support denial of the proposed project. IX. REQUIRED ACTIONS Final actions by the Planning Commission: 1. Adopt a resolution approving a Use Permit to establish an urgent care clinic in the River Park Shopping Center. X. DOCUMENTS ATTACHED 1. Draft Resolution 2. Project Description and Plans 4
QVMC Urgent Care Clinic #PL15-0109 5 Prepared by: Michael Allen Associate Planner c: Applicant 5
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ATTACHMENT 1 RESOLUTION NO. PC2015- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NAPA, STATE OF CALIFORNIA, APPROVING A USE PERMIT TO ESTABLISH AN URGENT CARE CLINIC IN THE RIVER PARK SHOPPING CENTER (APN 043-112-011)(PL15-0109) WHEREAS, Queen of the Valley Medical Center (QVMC) submitted an application for a Use Permit to authorize an urgent care clinic in the River Park Shopping Center (the Project ) at 1621 and 1625 West Imola Avenue (APN 043-112- 011); and WHEREAS, the Planning Commission of the City of Napa, State of California, held a noticed public hearing on August 6, 2015 on the subject application. NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Napa as follows: Section 1. The Planning Commission hereby determines that this Project is exempt from the requirements of CEQA pursuant to Section 15301 of the CEQA Guidelines (Categorical Exemptions; Class 1), which exempts the leasing of existing facilities. Section 2. The Planning Commission hereby approves the Use Permit and makes the following findings in support of the approval: A. The proposed use is in accord with the General Plan, applicable specific plans, the objectives of the Zoning Ordinance, and the purposes of the district and overlay district in which the site is located. This project site has a Community Commercial land use designation which is intended for commercial uses serving the daily needs of the multiple neighborhoods or the entire community, including retail and service uses. The urgent care clinic is a use that provides medical services to the entire community and is consistent with the General Plan s Community Commercial land use designation as a business that provides needed services to the community. The proposed use is also consistent with the objectives of the Zoning Ordinance to minimize conflicts that might results from incompatible and inappropriate land uses and to enhance the desirable character of the City. The QVMC Urgent Care Clinic is compatible with commercial retail uses since it provides limited medical services that patients often seek while concurrently seeking other retail needs. B. The proposed use, together with the conditions applicable thereto, will not be detrimental to the public health, safety, or welfare, or materially injurious to Resolution No. PC2015- Page 1 of 5 7
ATTACHMENT 1 properties or improvements in the vicinity, or to the general welfare of the City. The urgent care clinic will not cause negative impacts to the neighborhood nor result in impacts that would be detrimental to the public health, safety, or welfare. The establishment of a clinic in the River Park Shopping Center provides expanded and convenient medical services for the southern portion of the City. The medical clinic would actually benefit the public health, safety, and welfare by providing medical services to a portion of the City that is currently underserved by this type of service. C. The proposed use complies with each of the applicable provisions of the Zoning Ordinance. Medical clinics may be established by a Use Permit in the Community Commercial District. With Planning Commission approval of a Use Permit, the proposed use will be in compliance with the provisions of Chapters 17.10 (Commercial Districts) and 17.60 (Use Permits) of the Zoning Ordinance. Section 3. The Planning Commission approval of the Use Permit is subject to the following conditions: Community Development Department Planning Division: 1. This Use Permit approval authorizes an urgent care clinic within a 3,543 square foot suite at 1621 and 1625 West Imola Avenue (APN 043-112-011). 2. The clinic shall not receive patients via ambulance delivery without a modification of this Use Permit by the Planning Commission. 3. The Planning Manager is authorized to determine whether the Applicant is in compliance with the requirements of the Use Permit. 4. Should the Planning Manager determine that the business causes a nuisance, this application shall be reviewed for consideration of new conditions of approval, modified conditions of approval, or if necessary, revocation of the permit consistent with Section 17.68.150 of the Zoning Ordinance. 5. No exterior signage is approved as a part of this application. Exterior signs require approval of a Sign Plan Check through the Planning Division consistent with the River Park Shopping Center s Sign Program. Consistent with the City s Sign Ordinance, no portable (e.g. A-frames) signs are permitted. Resolution No. PC2015- Page 2 of 5 8
ATTACHMENT 1 Fire Prevention Division: 6. In accordance with the Standard Mitigation Measures and conditions of approval set forth in the City of Napa Policy Resolution 27, and the Standard Fees and Charges (Policy Resolution 16), the Applicant shall pay the Fire and Paramedic Impact Fee prior to the issuance of any Building Permits. 7. Fire Department plan review shall be based on the information submitted at the time of permit application. 8. Automatic fire sprinkler system shall be installed in accordance with provisions set forth in the California Fire Code as amended by the City of Napa and the applicable National Fire Protection Association Standard. 9. Plans and calculations for the fire sprinkler system modifications shall be submitted and approved prior to the issuance of a Building Permit. 10. Alterations to existing buildings shall conform to requirements set forth in the currently adopted editions of the California Building Code, California Fire Code, adopted City Standards and nationally recognized standards. Napa Sanitation: 11. A plan showing the required sanitary sewer improvements conforming to NSD standards shall be prepared and shall be submitted to the District for approval. 12. If any additional plumbing fixtures are to be installed within the building, capacity charges shall be paid to the District on a fixture unit basis. The owner should contact the District for additional information in regards to capacity charges. 13. No floor drains are allowed in the building except in the restroom and food service areas. Any existing floor drains shall be permanently abandoned. City General Conditions: 14. The plans submitted for improvement plan review and Building Permit review shall include a written analysis specifying how each of the conditions of approval have been addressed or incorporated into either the improvement plan set or building plan set. 15. Unless otherwise specifically provided, each condition of this approval shall be satisfied prior to issuance of a Building Permit, or if a Building Permit is not required, prior to the commencement of use; however, in the event the subject approval is for a tentative subdivision map or parcel map, each condition shall be satisfied prior to final map approval. Applicant s (and land owner, if different) execution of the City s improvement agreement with required security may be accepted in lieu of condition completion. Resolution No. PC2015- Page 3 of 5 9
ATTACHMENT 1 16. No use authorized by this permit may commence until after the Applicant executes any required permit agreement. 17. Applicant shall pay all applicable fees and charges at the required time and at the rate in effect at time of payment (in accordance with the City s Master Fee Schedule; see individual departments regarding the timing of fee payment requirements). 18. Applicant shall design and construct all improvements and facilities shown on any approved tentative map, site plan, or other documents submitted for permit approval, and with the plans and specifications submitted to and approved by City, to comply with the General Plan, any applicable Specific Plan, the Napa Municipal Code (NMC), City ordinances and resolutions, the "Standard Specifications" of the Public Works and Fire Departments, as well as any approved tentative map, site plan or other documents submitted for permit approval and with the plans and specifications submitted to and approved by City. 19. The time limit within which to commence any lawsuit or legal challenge to any quasi-adjudicative decision made by the City is governed by Section 1094.6 of the Code of Civil Procedure, unless a shorter limitations period is specified by any other provision. Under Section 1094.6, any lawsuit or legal challenge to any quasiadjudicative decision made by the City must be filed no later than the 90th day following the date on which such decision becomes final. Any lawsuit or legal challenge, which is not filed within that 90-day period, will be barred. 20. To the full extent permitted by law, the Applicant shall indemnify, defend, release and hold City, its agents, officers, and employees from and against any claims, suits, liabilities, actions, damages, penalties or causes of action by any person, including Applicant, for any injury (including death) or damage to person or property or to set aside, attack, void or annul any actions of City, its agents, officers and employees, from any cause whatsoever in whole or in part arising out of or in connection with (1) the processing, conditioning or approval of the subject property; (2) any failure to comply with all applicable laws and regulations; or (3) the design, installation or operation of project improvements and regardless whether the actions or omissions are alleged to be caused by City or Applicant so long as City promptly notifies Applicant of any such claim, etc., and the City cooperates in the defense of same. 21. If the Applicant is not the owner of the subject property, all agreements required to be executed by the City must be executed by the Owner(s) as well as the Applicant. 22. The conditions of project approval set forth herein include certain fees, dedication requirements, reservation requirements and other exactions. Pursuant to Government Code Section 66020(d)(1), these conditions (and mitigations) Resolution No. PC2015- Page 4 of 5 10
ATTACHMENT 1 constitute written notice of the statement of the amount of such fees and a description of the dedications, reservations, and other exactions. You are hereby notified that the 90-day period in which you may protest those fees, the amount of which has been identified herein, dedications, reservations and other exactions have begun. If you fail to file a protest complying with all the requirements of Section 66020, you will be legally barred from later challenging such exaction. 23. Violation of any term, condition, mitigation measure or project description relating to this approval is unlawful, prohibited and a violation of the Napa Municipal Code and can result in revocation or modification of this approval and/or the institution of civil and/or criminal enforcement and/or abatement proceedings. 24. Project approval would not have been granted but for the applicability and validity of each and every one of the specified mitigations and conditions, and if any one or more of such conditions and mitigations is found to be invalid by a court of law, this project approval would not have been granted without requiring other valid conditions and/or mitigations consistent with achieving the purpose and intent of such approval. 25. All conditions shall be printed verbatim on one of the first three pages of all the working drawing sets used for issuance of Building Permits (architectural, structural, electrical, mechanical and plumbing) and shall be referenced in the sheet index. The minimum font size utilized for printed text shall be 12 point. 26. This Use Permit approval shall expire 2 years from the date of approval unless a Building Permit has been issued and construction has been diligently pursued, and the use having been commenced or an extension is secured by the Planning Division prior to the expiration date. 27. Approval of this Use Permit will become effective, provided no appeals are received within 10 calendar days of the Planning Commission meeting date of August 6, 2015. I HEREBY CERTIFY that the foregoing resolution was duly and regularly adopted by the Planning Commission of the City of Napa at a regular meeting of said Planning Commission held on the 6 th day of August 2015 by the following roll call vote: AYES: NOES: ABSENT: ABSTAIN: ATTEST: SECRETARY OF THE PLANNING COMMISSION Resolution No. PC2015- Page 5 of 5 11
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