AGENDA
ITEM NO. 3
DATE: October 24, 2023
ITEM NO. 3
DATE: October 24, 2023
PLANNING DEPARTMENT STAFF REPORT
SUBJECT
CONDITIONAL USE PERMIT NO. 23-06
CATEGORICAL EXEMPTION
APPLICANT: Luzmaria Chavez (Alta Med)
LOCATION: 933 S. Glendora Avenue
REQUEST: The applicant is requesting the approval of a Conditional Use Pemit (CUP) to allow for an all-inclusive care facility for the elderly with outpatient medical care services located within an existing 18,017 square foot building.
CATEGORICAL EXEMPTION
APPLICANT: Luzmaria Chavez (Alta Med)
LOCATION: 933 S. Glendora Avenue
REQUEST: The applicant is requesting the approval of a Conditional Use Pemit (CUP) to allow for an all-inclusive care facility for the elderly with outpatient medical care services located within an existing 18,017 square foot building.
BACKGROUND
The applicant is requesting approval of a CUP to allow for an all-inclusive care facility for the elderly with outpatient medical care services within an existing 18,017 square foot building, to be known as Alta Med. The subject property is located in the Office Professional Zone (O-P) at the north corner of the South Glendora Avenue and West Robindale Street intersection.
| ITEM | DESCRIPTION |
| Zoning and General Plan | Zoning: Office Professional (O-P) General Plan: Neighborhood - Medium Density Residential (NM) |
| Surrounding Land Uses and Zoning | North: Multi-Family Residential (MF-15), Residential Single-Family (R-1), Office Professional (O-P) East: Office Professional (O-P), Residential Single Family (R-1), Service Commercial (S-C) South: Neighborhood Commercial (N-C), Service Commercial (S-C) West: Multi-Family Residential (MF-15), Neighborhood Commercial (N-C) |
| Current Development | Office Building |
| Legal Notice | Notices of Public Hearing have been mailed to 153 owners and occupants of properties within 300 feet of the subject site. In addition, the Public Hearing notice was published in the San Gabriel Valley Tribune at least 10 days prior to tonight's meeting. |
DISCUSSION
The applicant is requesting the approval of a CUP to allow for the operation of an out-patient medical facility that will offer programs for elderly individuals, to be known as Alta Med. The West Covina Municipal Code (WCMC) requires a CUP for elderly/adult care centers within the Office Professional zone. The existing 18,017 square foot building is the only building on the lot and was previously used as a general office space for "Americas Job Center."
BUSINESS OPERATION
The proposed business is an Alta Med Program of All-Inclusive Care for the Elderly (PACE). Alta Med programs make it possible for those who are elderly and who meet nursing home eligibility criteria to live in their homes, while receiving services that they may need at PACE centers. This location would serve members of the program, and would not be open to the general public. The average age of an enrolled participant is seventy-nine (79) years old. The expected number of participants is ninety (90). In order to be a participant, individuals must meet enrollment criteria as defined by the State of California's Department of Aging. Departments within the facility would provide therapy for social, nutritional and rehabilitative services. The building will consist of therapy rooms, a small kitchen, a large gathering room, restrooms, and various offices.
Participants of the program will be transported to and from their homes to the site on a daily basis from Monday through Friday, by Alta Med shuttles. Participants are generally individuals who live within a 5-mile radius of the facility. There will be between eight (8) to ten (10) Alta Med shuttles that will service this site for drop off and pick up. None of the Alta Med shuttles will remain on site overnight. Participants arrive between 7:30 a.m. and 9:00 a.m. and stay approximately four (4) hours. By 2:00 p.m., all participants leave the facility and only the staff remains until 5:30 p.m.
At the site, they will be provided with all-inclusive medical services including physical therapy, occupational therapy, social activities, meeting with their primary care provider, weekly medications and nursing care (as needed), and a meal. Recreational activities will be provided in order to assist in engaging participants' motor and mental skills regularly. All activities are based on the participants' evaluation for care to enhance their specific day-to-day functionality, mentality and mobility. Medical doctors will oversee the care of the participants at the site. Medically trained personnel such as Registered Nurses, certified Licensed Vocational Nurses (LVN), and medical assistants will be on site on a daily basis. Additionally, there will be licensed physical and occupational therapists, certified occupational and physical therapy assistants, licensed social workers and behavioral health therapists. There will be approximately fifteen (15) licensed or certified employees for medical care services. Approximately thirty-five (35) employees will not have a medical license or certification, and will hold the following duties: personal care attendants, assistant center managers, dietitian, transportation coordinators, administrative assistant, social service coordinator, food prep coordinator, senior care advocate, marketing, custodial, security and transportation drivers.
PARKING
The WCMC requires one (1) parking space for every one hundred fifty (150) square feet of gross floor area for medical offices. As such, the Alta Med facility would require a minimum of one hundred and twenty (120) parking spaces. The facility will provide four (4) ADA-compliant parking spaces, forty-four (44) regular parking spaces, and thirty-eight (38) compact parking spaces for a total of eighty-six (86) parking spaces on site. For these types of facilities, the vast majority of participants are picked up and dropped off; the parking demand is primarily due to employees, which will be no more than fifty (50) at any given time. All participants will be dropped off near the north entrance within the parking lot at the dedicated "drop off" area. Based on the proposed use, and the limited hours of operation, it is anticipated that the parking demand will not exceed the amount of parking available on site. To address this concern, staff has added the following condition to the draft resolution: Staff shall closely monitor any parking complaints or concerns filed regarding the medical facility use. The applicant and/or business operator shall work with staff to address any parking issues. In the event where issues remain unresolved, the Planning Commission shall review the CUP for the use and may, at its discretion, modify or impose new conditions.
BUSINESS OPERATION
The proposed business is an Alta Med Program of All-Inclusive Care for the Elderly (PACE). Alta Med programs make it possible for those who are elderly and who meet nursing home eligibility criteria to live in their homes, while receiving services that they may need at PACE centers. This location would serve members of the program, and would not be open to the general public. The average age of an enrolled participant is seventy-nine (79) years old. The expected number of participants is ninety (90). In order to be a participant, individuals must meet enrollment criteria as defined by the State of California's Department of Aging. Departments within the facility would provide therapy for social, nutritional and rehabilitative services. The building will consist of therapy rooms, a small kitchen, a large gathering room, restrooms, and various offices.
Participants of the program will be transported to and from their homes to the site on a daily basis from Monday through Friday, by Alta Med shuttles. Participants are generally individuals who live within a 5-mile radius of the facility. There will be between eight (8) to ten (10) Alta Med shuttles that will service this site for drop off and pick up. None of the Alta Med shuttles will remain on site overnight. Participants arrive between 7:30 a.m. and 9:00 a.m. and stay approximately four (4) hours. By 2:00 p.m., all participants leave the facility and only the staff remains until 5:30 p.m.
At the site, they will be provided with all-inclusive medical services including physical therapy, occupational therapy, social activities, meeting with their primary care provider, weekly medications and nursing care (as needed), and a meal. Recreational activities will be provided in order to assist in engaging participants' motor and mental skills regularly. All activities are based on the participants' evaluation for care to enhance their specific day-to-day functionality, mentality and mobility. Medical doctors will oversee the care of the participants at the site. Medically trained personnel such as Registered Nurses, certified Licensed Vocational Nurses (LVN), and medical assistants will be on site on a daily basis. Additionally, there will be licensed physical and occupational therapists, certified occupational and physical therapy assistants, licensed social workers and behavioral health therapists. There will be approximately fifteen (15) licensed or certified employees for medical care services. Approximately thirty-five (35) employees will not have a medical license or certification, and will hold the following duties: personal care attendants, assistant center managers, dietitian, transportation coordinators, administrative assistant, social service coordinator, food prep coordinator, senior care advocate, marketing, custodial, security and transportation drivers.
PARKING
The WCMC requires one (1) parking space for every one hundred fifty (150) square feet of gross floor area for medical offices. As such, the Alta Med facility would require a minimum of one hundred and twenty (120) parking spaces. The facility will provide four (4) ADA-compliant parking spaces, forty-four (44) regular parking spaces, and thirty-eight (38) compact parking spaces for a total of eighty-six (86) parking spaces on site. For these types of facilities, the vast majority of participants are picked up and dropped off; the parking demand is primarily due to employees, which will be no more than fifty (50) at any given time. All participants will be dropped off near the north entrance within the parking lot at the dedicated "drop off" area. Based on the proposed use, and the limited hours of operation, it is anticipated that the parking demand will not exceed the amount of parking available on site. To address this concern, staff has added the following condition to the draft resolution: Staff shall closely monitor any parking complaints or concerns filed regarding the medical facility use. The applicant and/or business operator shall work with staff to address any parking issues. In the event where issues remain unresolved, the Planning Commission shall review the CUP for the use and may, at its discretion, modify or impose new conditions.
REQUIRED FINDINGS
Findings necessary for the approval of a Conditional Use Permit are as follows:
a. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general well-being of the neighborhood or community.
The proposed use is consistent with the Office Professional zone. The Office Professional zone is comprised primarily of business, office, administrative or professional land uses which by their nature are of relative low intensity and therefore, when properly located and designed, are compatible with adjacent residential zoning and the development therein. The proposed use is an all-inclusive medical care facility for the elderly with a floor area of 18,017 square feet. The facility would provide recreational services for elderly participants. The facility would be located near single-family and multi-family residences, where it would be a convenience for the neighboring communities and families.
b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety, peace or general welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity.
The proposed all-inclusive medical facility will occupy an existing vacant tenant space. The business hours are Monday through Friday, from 7:00 a.m. to 5:30 p.m. Participants will be on site from 7:30 a.m. to 2:00 p.m. With the conditions of approval, the proposed all-inclusive medical care facility will not be detrimental to the health, safety, peace or general welfare of surrounding residents or business owners.
c. That the site for the proposed use is adequate in size and is so shaped as to accommodate said use, as well as all yards, spaces, walls, fences, parking, loading, landscaping, and any other features necessary to adjust said use to the land and uses in the neighborhood and make it
compatible therewith.
The existing building and site is adequate in size and designed to accommodate the proposed all-inclusive medical care facility. As conditioned, sufficient parking exists on the site to accommodate the employees of the all-inclusive medical care facility.
d. That the the site abuts streets and highways adequate in width and improvements to carry traffic generations typical of the proposed use and that street patterns of such a nature exist as to guarantee that such generations will not be channeled through residential areas on local residential streets.
The subject property abuts South Glendora Avenue. The site can be accessed via South Glendora Avenue and West Robindale Street. The proposed all-inclusive medical care facility use will not generate a substantial amount of vehicular traffic nor alter present circulation patterns.
e. That the granting of such Conditional Use Permit will not adversely affect the general plan of the city, or any other adopted plan of the city.
Granting the CUP for the proposed use of an all-inclusive medical care facility would allow the opportunity for the surrounding community to have access to social activities and care. The proposed all-inclusive medical care facility would not compromise the character of the surrounding neighborhood nor be detrimental to the surrounding land use. Allowing the proposed use is consistent with the policies and actions of the General Plan.
a. That the proposed use at the particular location is necessary or desirable to provide a service or facility which will contribute to the general well-being of the neighborhood or community.
The proposed use is consistent with the Office Professional zone. The Office Professional zone is comprised primarily of business, office, administrative or professional land uses which by their nature are of relative low intensity and therefore, when properly located and designed, are compatible with adjacent residential zoning and the development therein. The proposed use is an all-inclusive medical care facility for the elderly with a floor area of 18,017 square feet. The facility would provide recreational services for elderly participants. The facility would be located near single-family and multi-family residences, where it would be a convenience for the neighboring communities and families.
b. That such use will not, under the circumstances of the particular case, be detrimental to the health, safety, peace or general welfare of persons residing or working in the vicinity or injurious to property or improvements in the vicinity.
The proposed all-inclusive medical facility will occupy an existing vacant tenant space. The business hours are Monday through Friday, from 7:00 a.m. to 5:30 p.m. Participants will be on site from 7:30 a.m. to 2:00 p.m. With the conditions of approval, the proposed all-inclusive medical care facility will not be detrimental to the health, safety, peace or general welfare of surrounding residents or business owners.
c. That the site for the proposed use is adequate in size and is so shaped as to accommodate said use, as well as all yards, spaces, walls, fences, parking, loading, landscaping, and any other features necessary to adjust said use to the land and uses in the neighborhood and make it
compatible therewith.
The existing building and site is adequate in size and designed to accommodate the proposed all-inclusive medical care facility. As conditioned, sufficient parking exists on the site to accommodate the employees of the all-inclusive medical care facility.
d. That the the site abuts streets and highways adequate in width and improvements to carry traffic generations typical of the proposed use and that street patterns of such a nature exist as to guarantee that such generations will not be channeled through residential areas on local residential streets.
The subject property abuts South Glendora Avenue. The site can be accessed via South Glendora Avenue and West Robindale Street. The proposed all-inclusive medical care facility use will not generate a substantial amount of vehicular traffic nor alter present circulation patterns.
e. That the granting of such Conditional Use Permit will not adversely affect the general plan of the city, or any other adopted plan of the city.
Granting the CUP for the proposed use of an all-inclusive medical care facility would allow the opportunity for the surrounding community to have access to social activities and care. The proposed all-inclusive medical care facility would not compromise the character of the surrounding neighborhood nor be detrimental to the surrounding land use. Allowing the proposed use is consistent with the policies and actions of the General Plan.
ENVIRONMENTAL DETERMINATION
Pursuant to the California Environmental Quality Act (CEQA), the proposed project is considered to be categorically exempt, pursuant to Section 15301 (Class 1, Existing Facilities) in that it consists of minor alterations of the existing structure in order to operate the requested use.
LEGAL REVIEW:
Planning Staff recommends that the Planning Commission adopt Resolution No. 23-6138 approving Conditional Use Permit No. 23-06.
OPTIONS:
Plans may be viewed at the West Covina City Hall Planning Division Counter at 1444 W. Garvey Avenue South, 2nd Floor - Room 208, West Covina CA 91790.
Submitted by:
Miriam Machado, Associate Planner