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Home My WebLink About31A - CUP - 2151 E 1ST STREQUEST FOR COUNCIL ACTION CITY COUNCIL MEETING DATE: NOVEMBER 17, 2015 TITLE: CONDITIONAL USE PERMIT NO. 2015-17 TO ALLOW A CARE HOME AT 2151 EAST FIRST STREET - COMMUNITY DEVELOPMENT PARTNERS; APPLICANTS (STRATEGIC PLAN NO, 3, 2) CITY MANAa� RECOMMENDED ACTION CLERK OF COUNCIL USE ONLY: APPROVED ❑ As Recommended ❑ As Amended ❑ Ordinance on 161 Reading ❑ Ordinance on 2 o Reading Implementing Resolution ❑ Set Public Hearing For CONTINUED TO 11:401I111051,44 � Receive and file the staff report approving Conditional Use Permit No, 2015 -17 as conditioned. • • • At its regular meeting on October 26, 2015 by a vote of 6:0 (Alderete absent), the Planning Commission adopted a resolution approving Conditional Use Permit No. 2015 -17 as conditioned to allow the conversion of an existing motel into a 72 -bed care home at 2151 East First Street located in the Community Commercial (C1) /Metro East Mixed Use Overlay zoning district. The Planning Commission made no changes to the recommended conditions of approval outlined in the attached staff report (Exhibit A). Community Development Partners, a local for- profit organization that develops and operates affordable housing projects, is proposing to convert a 76 -room motel into a 72 -bed care home facility to provide living accommodations and non - medical services to the elderly as well as physically and /or mentally Impaired residents. As part of the project, extensive interior and exterior renovations are proposed, including the exterior rehabilitation of the existing buildings, new glass storefronts and anodized aluminum frames on all windows and doors, new drought tolerant landscaping and code compliant signage. Interior improvements are also proposed that will Include a new entrance lobby, administration area /office, community dining room, meeting and activity rooms, laundry and fitness rooms, and a commercial kitchen. Each unit will also be remodeled to have a sleeping area, bathroom and a kitchenette equipped with single- basin bar sink, a compact refrigerator, microwave oven and counter /storage space. Full size plans are available for review at the Clerk of the Council's Office. 31A-1 Conditional Use Permit No, 2015 -17 November 17, 2015 Page 2 W ►.1 i _ :II I�I,IMACT There is no fiscal impact associated with this action. A assan Hagh ni> CP ecutive Rirector Planning & Building Agency AN: rb Ani\wp611planaam m7 \C U P75- 17.FIrat6treetCamHame.ac i ♦ • 6 31A-2 O e ! . i i • OCTOBER 26, 2015 TITLE: PUBLIC HEARING — FILED BY COMMUNITY DEVELOPMENT PARTNERS FOR CONDITIONAL USE PERMIT NO. 2015.17 TO ALLOW A CARE HOME AT 2151 EAST FIRST STREET (STRATEGIC PLAN NO. 3,2) Prepared by Ann Hsin -An Ni Oecu64 Director PLANNING COMMISSION SECRETARY APPROVED • As Recommended • As Amended • Set Public Hearing For DENIED 0 Applicant's Request Cl Staff Recommendation CONTINUED TO - — Acting Plann��ig Manager Adopt a resolution approving Conditional Use Permit No. 2015 -17 as conditioned. Request of Applicant Eric Paine, representing Community Development Partners, is requesting approval of a conditional use permit to allow the conversion of an existing motel into a 72 -bed care home at 2151 East First Street. Pursuant to Section 41- 365.5(c) of the Santa Ana Municipal Code (SAMC), care homes require the approval of a conditional use permit in the C1 (Community Commercial) zoning district. Prolect Location and Site Description The subject site is 1.3 acres in size and is located on the north side of First Street between Tustin Avenue and Golden Circle Drive. The parcel contains an existing two -story, 75 -room motel that was constructed in 1971. A total of 61 on -site parking spaces are provided in a surface parking lot. The site is surrounded by office uses to the north and west, an auto auction use to the south and a restaurant use to the east (Exhibits 1, 2 and 3). Project Description Community Development Partners, a local for - profit organization that develops and operates affordable housing projects, is intending to convert a 75 -room motel into a 72 -bed care home facility to provide living accommodations and non - medical services for the elderly as well as physically and /or mentally impaired residents. In order to accommodate the proposed use, interior and exterior renovations are proposed. EXHIBIT A 31A-3 Conditional Use Permit No. 2015 -17 October 26, 2015 Page 2 Exterior changes include an exterior remodel of the existing building. A variety of quality building materials, including horizontal cement board siding, vertical composite Trex screen and wall trellises will replace existing building materials on the north and west elevations. Clear glass storefronts and anodized aluminum frames will be installed on all windows and doors. New drought tolerant landscaping and signage will also be provided for this project. Interior tenant improvements are also proposed for the project. The interiors will be changed to include a new entrance lobby, administration area /office, dining room, meeting and activity room, laundry and fitness rooms, and a commercial kitchen. Each unit will be reconfigured to have a sleeping area, bathroom and a kitchenette equipped with single -basin bar sink, a compact refrigerator, microwave oven and counter /storage space. New common area amenities will also be provided that will include a courtyard with a community garden, a manager's office, a resident service coordinators office, commercial kitchen, common dining area, media area, business /computer center, common area laundry and an exercise room. There are a total of 61 parking spaces provided for the site, which exceeded the minimum parking required by code. Minor modifications are proposed to the parking area including adding landscaping as part of the First Street Care Home project (Exhibits 4, 5, 6 and 7). Project Background Community Development Partners (CDP) was founded in 2012 in Newport Beach, California. CDP is a local for- profit organization that develops and operates affordable housing projects with a focus on long term community engagement and whose mission is to create life- enhancing affordable development projects that adhere to strict environmental, social and economic standards that result in responsible buildings and communities. In 1970, Variance No. 1970 -23 was approved to allow the construction of a 75 -room motel with an apartment and office at this location. The property has been occupied by various motels since opening and has been operated as a Guest House Inn since 2002. General Plan and Zoning Gonsistencv The General Plan land use designation for the site is General Commercial (GO), General Commercial land -use districts are key components in the economic development of the City. They provide highly visible and accessible commercial development along the City's arterial transportation corridors and provide important neighborhood facilities and services, such as this care home facility. The project site is consistent with this General Plan land use designation. The zoning for the site is Community Commercial (C1) and has the Metro East Mixed Use (MEMO) Overlay designation. The project meets the City's minimum development standards for the C1 zoning district relating to site design, parking and landscaping. A care home is a permitted use subject to the approval of a conditional use permit in the C1 zone. Therefore, the proposed project is consistent with the zoning designation. 31A-4 Conditional Use Permit No. 2015 -17 October 26, 2015 Page 3 Prmiect Analysis Staff has reviewed the applicant's request to operate a care facility at this location. In analyzing the conditional use permit request, staff believes that the following analysis warrants staff's recommendation of approval for the conditional use permit. The Santa Ana Municipal Code allows care homes in the Community Commercial (C1) zoning district subject to a conditional use permit. A care home is defined as a facility, place or building, social rehabilitation facility or similar facility which is maintained and operated to provide living accommodations for and 24 nonmedical care to persons in need of personal services, supervision, guidance, or training essential for sustaining the activities of daily living. The proposed care home has been designed to be maintained and operated to provide living accommodations and non- medical service for the elderly, disabled and formerly homeless individuals. The facility will also include amenities and services which will assist the residents and enhance their quality of life by providing supervision, training, classes, transportation coordination, activity planning and meal services. The proposed care home meets all of the requirements specified in the C1 zoning district relating to the proposed use. The proposed project will be in compliance with the development standards for the C1 zone, including landscaping and parking. Parking for a care home use is one space per every three beds. A total of 24 spaces are required with 61 spaces to be provided for the site. Additionally, appropriate conditions of approval have been included for this project that will ensure it remains in compliance with the provisions of the zoning district. The proposed care home also supports several goals and policies of the General Plan. The project will promote a balance of land uses to address basic community needs and that enhance the economic viability of the City, will provide a use that will assist in diversifying the range of services available to adjacent communities, will promote the rehabilitation of a commercial property and encourage increased levels of capital investment through the interior and exterior improvements planned for this site and provides housing opportunities and supportive services for seniors, people with disabilities, families with children, and people needing emergency, transitional, or supportive housing. The proposed care home will partner with Mercy House to provide supportive services to homeless, chronically homeless, disabled and at -risk of homelessness veterans and non - veterans in a well maintained and supportive environment. Further, the proposed project will assist in addressing the needs of homeless people and will provide housing that is linked with case management, employment, physical, mental health, substance abuse, and other needed services. 31A-5 Conditional Use Permit No. 2015 -17 October 26, 2015 Page 4 Public Notification The project site is located within the Saddleback View Neighborhood Association, Staff contacted the president of the association, who identified no concerns with the project. The project site was posted with a notice advertising this public hearing, a notice was published in the Orange County Reporter and mailed notices were sent to all property owners and occupants within 500 feet of the project site. At the time of this printing, no correspondence, by phone, written or electronic has been received from any members of the public. CEQA Compliance In accordance with the California Environmental Quality Act the recommended action is exempt from further review per Section 15301. This Class 1 exemption allows the licensing of existing facilities with no expansion of the existing use. Categorical Exemption Environmental Review No. 2015 -47 will be filed for this project. STRATEGIC PLAN ALIGNMENT Approval of this item supports the City's efforts to meet Goal No. 3 Economic Development, Objective No. 2 (create new opportunities for business /job growth and encourage private development through new General Plan and Zoning Ordinance policies). Conclusion Based on the analysis provided within this report, staff recommends that the Planning Commission approve Conditional Use Permit No, 2015 -17 as conditioned. L Ann H. Ni Associate Planner AN:jm AMwp51 Vplancomm2 \CUla15- 17FIrit&reetCareHome,po Attachments: Exhibit 1 — Vicinity Map Exhibit 2 — Land Use Map Exhibit 3 — Site Photo Exhibit 4 — Site Plan Exhibit 5 — Floor Plans Exhibit 6 — Elevations Exhibit 7 — Preliminary Landscaping plan 31A-6 R3 R3 .. 1 Fgtij. Ri E 1 PND �_. 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W sWRCDEVELoFMm C&A 0E47PALWSNE�r AR119MLtAGE POD PANNED CDMMIJNRYDCVELowM 51 5'1MMCPLAN Ch R.ANNE]91CFANGCtN Pro FLANNI'JFLx1DWALOMOFMW C5 AW ALGOMMMAL CUP 2015 -17 FIRST STREET CARE HOME 2151 EAST FIRST STREET — 500FEET r= loco rgr P L A N N I N G A N D B U I L D I N G A G E N C Y EXHIBIT 1 VICINITY MAP 31A-7 C P R 0 P R 0 F E S 5 1 0 N A L P R 0 F E S S 1 0 N A L 4TH STREET L. L7 CUP o" -" FIRST STREET CARE HOME r1 2151 EAST FIRST STREET sv P L A N N I N G A N D B U I L D I N G A G E N C Y LAND USE MAP EXHIBIT2 31A-8 s C 0 M M E R C I A CUP o" -" FIRST STREET CARE HOME r1 2151 EAST FIRST STREET sv P L A N N I N G A N D B U I L D I N G A G E N C Y LAND USE MAP EXHIBIT2 31A-8 CUP2015 -17 Exhibit 3 Site Photo 31A-9 _1 V LAYJ .�j i Y� Y� �i I 7i 46 `OI } sj CCI QL � t P 1 1 1 1 r n � raj is I 'r EXHIBIT 5 Page 1 of 2 5 � ilC _ _1 V LAYJ .�j i Y� Y� �i I 7i 46 `OI } sj CCI QL � t P 1 1 1 1 r n � raj is I 'r EXHIBIT 5 Page 1 of 2 M, � > \� \ � \ / \ J\ � ; }\ M, -Ug Op 2A HU R. . ... o pig T I HU R. . ... o pig p; r -- "D CD C) (D a Page 2 of 2 . .. . . . . . . . . .... . . 0 B R. . ... o p; r -- Page 2 of 2 EXHIBIT 7 � 1" ■ \ � � \ \!� �\ \ \�� EXHIBIT 7 � 1" ■ RS 10.26.15 RESOLUTION NO. 2015 -35 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2015 -17 AS CONDITIONED FOR THE PROPERTY LOCATED AT 2151 EAST FIRST STREET BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines and declares as follows: A. Applicant is requesting approval of Conditional Use Permit No. 2015 -17 to allow a care home at the property located at 2151 East First Street. B. Santa Ana Municipal Code Section 41- 365.5(c) requires approval of a conditional use permit for a care home use in the Community Commercial (C -1) zoning district. C. On October 26, 2015, the Planning Commission held a duly noticed public hearing on Conditional Use Permit No. 2015 -17. D. The Planning Commission of the City of Santa Ana determines that the following findings, which must be established in order to grant this Conditional Use Permit pursuant to Santa Ana Municipal Code (SAMC) Section 41 -638, have been established for Conditional Use Permit No. 2015 -17 to allow the care home use: That the proposed use will provide a service or facility which will contribute to the general well being of the neighborhood or community. The proposed care home will provide a service to the community. The proposed care home is a use that will provide additional housing and supportive services for those in need in the community. As part of the conversion, the site will be improved with additional open space /urban garden, new fagade and other aesthetic improvements to create a pleasant environment for the care home residents as well as the surrounding neighborhood. Further, the proposed care home will provide a safe and organized environment which will assist the residents and enhance their quality of life, including providing assistance, supervision, training, classes, transportation coordination, activity planning and meals. Resolution No. 2015 -35 Page 1 of 7 31A -16 2. That the proposed use will not, under the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. The proposed care home will not be detrimental to persons residing or working in the vicinity because the care home is located within an area of the City that has a mix of residential and commercial /office uses. Community Development Partners will work with Mercy House to provide services to chronically homeless, disabled and at -risk homeless veterans and non - veterans in a well maintained and supportive environment. Finally, the project design and ongoing site management will minimize impacts from occurring on the premises. 3. That the proposed use will not adversely affect the present economic stability or future economic development of properties surrounding the area. The proposed care home will not adversely affect the economic stability of the area but will make a positive contribution to the surrounding area. The project will provide a well maintained and operated service to the community and will complement and improve the economic viability of the area as the proposed care home would include improvements to the property and streetscape including new landscaping and architectural enhancements. The use of the site as a secured care home in conjunction with the improvements that will be made to the site will improve the economic viability of the area. 4. That the proposed use will comply with the regulations and conditions specified in Chapter 41 for such use. The proposed care home will be in compliance with all applicable regulations and provisions of Chapter 41 of the Santa Ana Municipal Code and all other provisions that are applicable to a care home. Site improvements are proposed to the parking lot and landscaping to bring the site into compliance with the zoning code. 5. That the proposed use will not adversely affect the General Plan of the city or any specific plan applicable to the area of the proposed use. The proposed care home will not adversely affect the General Plan. The proposed care home supports several Resolution No. 2015 -35 Page 2 of 7 31A -17 General Plan Goals and Policies, including Land Use Element Goal 1, which promotes the balance of land uses to address basic community needs and Goal 2, which promotes land uses that enhance the economic viability of the City. This project will provide a use that will assist in diversifying the range of services available to adjacent communities. Land Use Element Policy 2.8 promotes the rehabilitation of commercial properties and encourages increase levels of capital investment. The proposed care home use will involve interior and exterior improvements of an existing motel representing increased levels of capital investment in the property. Housing Element Goal 4 seeks adequate rental and ownership housing opportunities and supportive services for seniors, people with disabilities, families with children, and people needing emergency, transitional, or supportive housing. Policy 4.6 of the Housing Element specifically identifies the need for homeless services and to partner with community service organizations that address the needs of homeless people, including housing linked with case management, employment, physical, mental health, substance abuse, and other services. The proposed care home operators will partner with Mercy House to provide supportive services to homeless, chronically homeless, disabled and at -risk of homelessness veterans and non - veterans in a well maintained and supportive environment. E. In accordance with the California Environmental Quality Act, the recommended action is exempt for further review per Section 15301. This Class 1 exemption allows the licensing of existing facilities with negligible or no expansion of the existing use. The conversion of an existing 75 -unit motel to a 72 -bed care home does not involve any expansion of the existing facility. Only minor renovation to the interior and exterior of the existing motel is proposed. Categorical Exemption Environmental Review No. 2015 -47 will be filed for this project. Section 2. The applicant agrees to indemnify, hold harmless, and defend the City of Santa Ana, its officials, officers, agents, and employees, from any and all liability, claims, actions or proceedings that may be brought arising out of its approval of this project, and any approvals associated with the project, including, without limitation, any environmental review or approval, except to the extent caused by the negligence of the City of Santa Ana. Resolution No. 2015 -35 Page 3 of 7 31A -18 Section 3. The Planning Commission of the City of Santa Ana after conducting the public hearing hereby approves Conditional Use Permit No. 2015 -17 as conditioned in Exhibit A, attached hereto and incorporated herein, for the project located at 2151 East First Street. This decision is based upon the evidence submitted at the abovesaid hearing, which includes, but is not limited to: the Request for Planning Commission Action dated October 26, 2015, and exhibits attached thereto; and, the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this 26«' day of October, 2015. AYES: Commissioners: Bacerra, Bauer, Gartner, Mill, Nalle, Verino (6) NOES: Commissioners: None (0) ABSENT: Commissioners: Alderete (1) ABSTENTIONS: Commissioners: None (0) APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: Lisa Storck Assistant City Attorney James Gartner Chairperson 31A -19 Resolution No. 2015 -35 Page 4 of 7 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, KAREN GERARDO, Planning Commission Secretary, do hereby attest to and certify the attached Resolution No. 2015 -35 to be the original resolution adopted by the Planning Commission of the City of Santa Ana on October 26, 2015. Date: Planning Commission Secretary City of Santa Ana 31A-20 Resolution No. 2015 -35 Page 5 of 7 EXHIBITA Conditions of Approval for Conditional Use Permit No. 2015 -17 Conditional Use Permit No. 2015 -17 is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the California Building Standards Code and all other applicable regulations. The applicant must comply in full with each and every condition listed below rip or to exercising the rights conferred by this approval. The applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the conditional use permit. A. Planning Division 1. All proposed site improvements must conform to the Site Plan Review approval of DP No. 2015 -24 and the staff report exhibits. 2. Any amendment to this conditional use permit must be submitted to the Planning Division and Police Department for review. At that time, staff will determine if administrative relief is available or the conditional use permit must be amended. 3. Prior to approval of Certificate of Occupancy, all on -site improvements shall be made in accordance with the submitted plans. 4. Landscaping shall be maintained in compliance with the submitted plan. Any modifications to this plan shall be submitted to the Planning Division for review and subject to the approval of the Planning Manager. 5. The maximum number of beds shall be 72. 6. The applicant or responsible party shall submit the plan(s) listed below to the Orange County Fire Authority for review. Approval shall be obtained on each plan prior to issuance of a building permit: a. fire master plan (service code PR145) b. architectural (service codes PR248) c. underground piping for private hydrants and fire sprinkler systems (service code PR470- PR475) d. fire sprinkler system (service codes PR400- PR465) Resolution No. 2015 -35 Page 6 of 7 31A-21 7. The applicant or responsible party shall submit the plan(s) listed below to the Orange County Fire Authority for review. Approval shall be obtained on each plan prior to concealing interior construction: a. sprinkler monitoring system (service code PR500) b. fire alarm system (service code PR500- PR520) Resolution No. 2015 -35 Page 7 of 7 31A-22