Commission approves 24/7 emergency veterinary hospital at former Trader Joe’s site
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Summary
The Planning Commission recommended approval of a conditional use permit for VEDGE, a 24/7 emergency veterinary hospital to occupy part of the former Trader Joe’s building near the Arrowhead Mall area. The permit includes required noise and odor mitigation and will be final unless appealed within 15 days.
The Glendale Planning Commission on April 24 approved a conditional use permit (CUP 25-01) to allow VEDGE to operate a 24-hour emergency veterinary hospital at the northwest corner of 70 Seventh Avenue and Bell Road, in a PAD governed area near the Arrowhead Mall.
Planning staff presenter Miss Castaneda told commissioners the proposed emergency-only hospital would occupy approximately 9,700 square feet of an existing building (the former Trader Joe's site), operate 24 hours a day, seven days a week, and have up to 20 staff members with five on-site at any given time. Staff concluded the site meets parking requirements and that noise and odor mitigation measures will be required under the Unified Development Code.
Applicant Samantha Fishbone said VEDGE is an emergency-only animal hospital; the chain does not perform routine spays, vaccines or boarding and generally keeps animals overnight only under direct doctor care. Fishbone described an open-concept interior and said VEDGE applies high-level soundproofing and HVAC filtration to limit noise and odor impacts. “We implement noise mitigation measures to ensure that we'll have no adverse effects on anyone else,” Fishbone said, adding that filtration and pressure-controlled HVAC systems are used to prevent odors from leaving the suite.
Castaneda told the commission that the site is already developed, that VEDGE would occupy the eastern half of an existing suite, and that no neighborhood meeting was required because the surrounding uses are commercial. Staff recommended approval of CUP 25-01 subject to stipulations including substantial conformance with the site plan and narrative (date-stamped 03/05/2025) and compliance with supplemental use regulations in section 35.3103 ff of the Unified Development Code.
Commissioner Brian Hooper moved to approve CUP 25-01 subject to the staff stipulations; Commissioner John Gears seconded. The commission approved the motion by unanimous roll call. City staff advised the action is final subject to a written appeal filed within 15 days.
