FROM:
Planning Department
TITLE:
Title
Master Case No. 25-0067: Conditional Use Permit (CUP) No. 25-0017 and Administrative Site Plan (ASP) No. 25-0025 - A Conditional Use Permit request to establish a residential care facility and an Administrative Site Plan request for site and architectural review and approval for the development of a twenty-four bedroom, single-story senior residential care facility with associated improvements on an approximately 0.9 acre site located at 6153 Maloof Avenue, identified as Assessor Parcel Number 1108-053-09, pursuant to a categorical exemption in accordance with CEQA Guidelines section 15332.
End
RECOMMENDATION:
Based on the information in the staff report and subject to the attached Findings and Conditions of Approval, staff recommends that the Planning Commission adopt Resolution PC No. 2026____; and,
1. Determine that the project is categorically exempt pursuant to CEQA Guidelines Section No. 15332 (Class No.32, Infill Development), and Section No. 3.22 (Categorical Exemptions) of the 2019 Local Guidelines for Implementing the CEQA, and direct staff to file a Notice of Exemption; and,
2. Approve Conditional use Permit No. 25-0017; and
3. Approve Administrative Site Plan No. 25-0025.
APPLICANT:
Ahmad Awad
SA Architects + Engineers
6226 Cooper Avenue
Fontana, CA 92336
LOCATION:
The project site is located at 6153 Maloof Avenue (APN: 1108-053-09).
REQUEST:
Conditional Use Permit (CUP) No. 25-0017 - A request to allow the operation of a residential care facility use on the project site.
Administrative Site Plan (ASP) No. 25-0025 - A request for site and architectural review and approval of a new twenty-four bedroom, single-story, residential care facility for the elderly along with associated improvements on approximately 0.9 acre site.
PROJECT PLANNER:
Moises Lomeli, Assistant Planner
BACKGROUND INFORMATION:
Land Use Designation:
|
|
General Plan |
Zoning / Overlay |
Existing Land Use |
|
Site: |
Residential Planned Community (R-PC) |
Residential Planned Community (R-PC) |
Vacant |
|
North: |
Residential Planned Community (R-PC) |
Residential Planned Community (R-PC) |
Single Family Residential |
|
South: |
Residential Planned Community (R-PC) |
Residential Planned Community (R-PC) |
Single Family Residential |
|
East: |
Residential Planned Community (R-PC) |
Residential Planned Community (R-PC) |
Single Family Residential |
|
West: |
Residential Planned Community (R-PC) |
Residential Planned Community (R-PC) |
Single Family Residential |
PROJECT DESCRIPTION:
A. Site Area: Approximately 0.9 acres
B. Lot Coverage:
Maximum: 45% Provided: 44.9%
C. Lot Development Standards Setbacks:
Required Front: 25 ft min. Provided: 99 ft.
Required Rear: 20 ft. Provided: 20ft
Required Side (North): 5 ft min/20 ft aggregate. Provided: 11 ft.
Required Side (South): 5 ft min/20 ft aggregate. Provided: 11 ft.
D. Parking Analysis:
Required: 13 spaces
Provided: 13 spaces
ANALYSIS:
The applicant, SA Architects + Engineers, is requesting that the Planning Commission review and approve Conditional Use Permit No. 25-0017 to allow a residential care facility use and Administrative Site Plan No. 25-0025 for the development of a 24-bedroom, single-story, 18,000 square foot senior residential care facility, with associated improvements.
Conditional Use Permit No. 25-0017:
According to Section 30-430 of the Zoning and Development Code, the Residential Planned Community (R-PC) zoning district requires a Conditional Use Permit to allow for a residential care facility. A Conditional Use Permit is required due to concerns such as: physical suitability of the site in size, intensity, and physical access; compliance with city regulations/standards; and ensuring the usage will not be determinantal to the public interest, health, safety, convenience, welfare, materially injurious to persons, property, or improvements in the vicinity of the project. The applicant is requesting approval of a Conditional Use Permit to establish a residential care facility. The residential care facility will consist of 24 bedrooms with up to 40 beds for residents. Three assistants and one registered nurse will provide non-medical ambulatory assistance with activities of daily living such as bathing, dressing, hygiene, transferring residents in and out of their bed and/or wheelchair, and distribution of medication for self-administration by the residents. Meals, housekeeping, and supervision will be provided by staff in addition to the facility providing a dining area, fitness area, indoor spa, outdoor courtyard, and outdoor seating. The facility will operate twenty-four hours a day, seven days a week with visitation limited to the hours of 9:00am - 6:00pm seven days a week. Conditions of Approval have been added to prevent nuisances, such as, the site becoming a more medical intensive use (i.e. convalescent hospital with 24-hour intensive medical care), late hour operations/visitations, limitation on patient capacity, graffiti and unkept landscaping. The site has been designed to adequately accommodate the residential care facility, its residents, employees, parking, and loading.
Administrative Site Plan (ASP) No. 25-0025:
The applicant is also requesting review and approval of an Administrative Site Plan for site and architectural approval of a new 24-bedroom, single-story, approximately 18,000 square foot residential care facility for the elderly along with associated improvements. The residential care facility which will consist of 24 bedrooms, up to 40 total beds, and each bed having an associated restroom. Each bedroom will have an associated restroom. The facility will include a fitness area, indoor spa, outdoor courtyard, dining area, kitchen, office, and a entry/common area.
The project features a modern/contemporary architectural style for the residential care facility. The design features board and batten siding, stone veneer, decorative window shutters, gable dormers, and an enhanced entryway with a large porch covering. Colors include a light tan, beige, and black paint and finish colors with a brown range roof concrete roof tile.
Associated project improvements include decorative lighting, enhanced landscaping, parking, and paving within the site. Off-site improvements will include a new streetlight and sidewalk. The proposal has been designed to be compatible with the character of the surrounding neighborhood. The project site is physically suitable in size and shape to support the development of the proposed development. The maximum lot permitted by the Residential Planned Community (R-PC) zoning district is 45% and the project is proposing 44.9%.
Grading/ Walls:
The parcel is rectangular in shape, elongated in the east to west direction. Topography is relatively flat. The site drains from the east towards the west and generally from the back of the site towards Maloof Avenue. The applicant is proposing a concrete masonry unit (CMU) block wall at the east side of the property, decorative wrought iron fence with CMU pilasters on the west side entrance of the property and is maintaining the existing CMU walls on the north and south side which are shared with the adjacent neighbors.
Amenities:
The project includes an indoor spa, fitness area, kitchen, dining area, an outdoor courtyard, and outdoor seating at the rear (east side) of the property.
Site Access/ Circulation/ Parking:
Access to the project site will be from Maloof Avenue, which is identified as a local street. A circular driveway located along the front (westerly portion) of the property will provide vehicular access for residents and guests. The project is required to provide a minimum of thirteen (13) parking spaces, and the applicant is providing thirteen (13) parking spaces in addition to one loading space.
The project site is proposing to construct curb, gutter and sidewalks along Maloof Avenue and the utility pole located on the southwest side of the project site will be undergrounded. Applicable building codes, zoning codes, and fire codes and standards will ensure a safe, attractive, and well-designed project. As proposed, the project is consistent with the standards of the Zoning and Development Code.
Environmental:
The project is categorically exempt pursuant to Section No. 15332, (Class No. 32, In-Fill Development Project) of the California Environmental Quality Act (CEQA) and Section No. 3.22 of the 2019 Local Guidelines for Implementing CEQA. This project site is considered In-Fill Development and meets the CEQA requirements of an In-Fill exemption as follows: (1) The project is consistent with the Residential Planned Community (R-PC) General Plan land use designation and the Residential Planned Community (R-PC) zoning designation; (2) The project site is less than five (5) acres at approximately 0.9 acres; (3) The project site is not within any known sensitive or threatened habitat area; (4) The project site will not have any significant effect related to traffic, noise, air quality, or water quality; and (5) There are adequate public utilities services for the development of the residential care facility project.
MOTION:
Approve staff recommendation.
ATTACHMENTS:
1. Vicinity Map
2. Project Plans
3. Planning Commission Resolution, Findings, and Conditions of Approval
4. Notice of Exemption
5. Notice of Public Hearing