Pet Service Space in Westminster

What to diligence before LOI

1. 01

   Permit path by use (Table 2-4, Section 17.220.010): pet day care and grooming need an Administrative Use Permit in C1, C2 and CM, which is a Director review without a hearing (Section 17.550.015.B.1). Veterinary clinics and animal hospitals need a CUP in C1, C2 and CM, and animal boarding and kennels need a CUP and are allowed only in CM (Table 2-6 also allows them with a CUP in M1 and M2). None of these is allowed in CR, and a pet shop is permitted by right in C1, C2 and CM. In the mixed-use zones (Table 2-8), pet day care and grooming need an AUP, and a vet clinic is prohibited in MU36 and needs a CUP in MU40.

2. 02

   Know which category you are in (Article 7): pet day care is same-day care and excludes keeping animals overnight; an animal grooming establishment has no boarding facilities; a pet shop may include grooming but no overnight boarding; a veterinary clinic may include incidental overnight boarding. Adding overnight stays to a daycare moves it into 'animal boarding and kennels', which is CM-only with a CUP.

3. 03

   Separation rules in Section 17.400.025.B apply to kennels, pet day care, vet clinics and animal hospitals: no pen, run, building or structure used to confine or shelter dogs within 100 feet of an existing dwelling on adjacent property, within 50 feet of any shared property line (unless the neighbor is a kennel or vet hospital), or within 100 feet of any public street or highway. Measure these on the site plan before you sign; they will rule out many shallow suites.

4. 04

   Building standards in the same section: all operations inside a completely enclosed building; boarding areas soundproofed to the Director's satisfaction and given at least 10 air changes per hour; isolation areas on 100 percent fresh air with nothing returned to the system; a separate ventilation system for public areas; easily cleanable finishes; and cleaning at least twice a day. Price the HVAC and acoustic work into the tenant improvement budget early.

5. 05

   Parking (Table 3-5): veterinary clinics need 1 space per 200 sq ft, and animal boarding and kennels 1 per 350 sq ft of indoor area plus 1 per 1,000 sq ft of outdoor area. Section 17.320.020.C.1 applies the shopping center rate to offices, retail and eating and drinking uses inside a retail center but does not name animal uses, so ask Planning whether your use counts at the center rate. If the new use needs more parking than the old one, the difference must be added (17.320.020.D.3).

6. 06

   Veterinary premises: a clinic needs a Veterinary Medical Board premises registration, filed through BreEZe, and the Board's inspection form checks items such as a separate surgery room (CCR 2030(g)), exam rooms (2030(c)), X-ray (2030(f)(4)), ventilation (2030(f)(2)) and contagious-animal isolation (2030(d)(2)). If you take over a vet or grooming suite, confirm its use permit is still alive: an AUP or CUP expires after the use has been discontinued for one consecutive year (Section 17.550.030.B).