AGENDA
ITEM NO. 3
DATE: January 28, 2025
ITEM NO. 3
DATE: January 28, 2025
PLANNING DEPARTMENT STAFF REPORT
SUBJECT
CONDITIONAL USE PERMIT NO. 24-08
CATEGORICAL EXEMPTION
APPLICANT: Kate Hirsh (Habitat Health)
LOCATION: 702 N. Azusa Avenue
REQUEST: The applicant is requesting the approval of a Conditional Use Permit (CUP) to allow the operation of an adult day care facility within a building located in the “Neighborhood Commercial Mixed-Use” (NMU) Zone.
CATEGORICAL EXEMPTION
APPLICANT: Kate Hirsh (Habitat Health)
LOCATION: 702 N. Azusa Avenue
REQUEST: The applicant is requesting the approval of a Conditional Use Permit (CUP) to allow the operation of an adult day care facility within a building located in the “Neighborhood Commercial Mixed-Use” (NMU) Zone.
BACKGROUND
The applicant is requesting the approval of a CUP to allow the operation of an adult day care facility at 702 N. Azusa Avenue, to be known as "Habitat Health." The subject property is located in the “Neighborhood Commercial Mixed-Use” (NMU) Zone on the northeast intersection of South Azusa Avenue and East Puente Avenue.
| ITEM | DESCRIPTION |
| Zoning and General Plan Designation | Zoning: Neighborhood Commercial Mixed-Use (NMU) General Plan: Commercial (C) |
| Surrounding Zoning and Land Uses | North: Service Commercial Mixed-Use (SMU), Commercial East: Residential Single-Family (R-1) South: Residential Single-Family (R-1) West: Neighborhood Commercial Mixed Use (NMU), Commercial; Multi-Family Residential (MF-45) |
| Current Development | Vacant Retail Building |
| Legal Notice | Notices of the Public Hearing have been mailed to all owners of properties located within 500 feet of the subject site. In addition, the Public Hearing notice was published in the San Gabriel Valley Tribune at least ten (10) days prior to tonight's meeting. |
DISCUSSION
The applicant is requesting the approval of a CUP to allow the operation of an adult day care facility to establish a Program of All-Inclusive Care (PACE) for individuals 55 years old and over. The West Covina Development Code requires a CUP for adult day care facilities in the "Neighborhood Commercial Mixed-Use" Zone. The building was previously used as a retail space by CVS.
Business Operation
The proposed business would be known as "Habitat Health." The facility would offer community-based services and medical care services to individuals aged 55 and over who have been categorized as "nursing home eligible" by the state's Medicaid program. The facility would provide a viable alternative to nursing home placement for such patients by delivering care through a comprehensive service package of medical, behavioral, and social services that enables patients to stay in their own homes and community.
The community-based services include rehabilitation therapy (physical therapy, occupational therapy, speech therapy), engagement programs promoting socialization among seniors, nutritional support services including counseling and meals, and counseling services. The medical care services would include medical care from doctors and advanced practice providers, nursing and medication services, dentistry care, podiatry care, optometry care, and audiology care. The hours of operation of the facility will be Monday through Friday from 9:00am to 5:00pm. There will be a total of 40 employees and an average of 130 to 180 patients on site at any given time.
Parking
The facility will oversee and coordinate ride services to and from the center, as patients would not drive to the project site or park at the project site. All patients will arrive to the site via a private van service deployed by the healthcare provider. Therefore, patients will not use any of the project site's parking, which will primarily be occupied by employees and other service providers. The facility will not include any overnight services, and at the end of each day, all patients will be dropped off at their homes via a private van service. The service vans will be parked on site overnight in designated overnight parking spaces. The service vans will be marked with a business logo or color pattern to be easily distinguished as associated with Habitat Health.
The West Covina Development Code requires one (1) parking space per employee and one (1) additional parking space for every ten (10) patients. Based on the number of employees and expected number of patients, the facility is required to maintain a minimum of fifty-eight (58) parking spaces. As currently proposed, the facility will have sixty-seven (67) parking spaces, surpassing the minimum required.
Business Operation
The proposed business would be known as "Habitat Health." The facility would offer community-based services and medical care services to individuals aged 55 and over who have been categorized as "nursing home eligible" by the state's Medicaid program. The facility would provide a viable alternative to nursing home placement for such patients by delivering care through a comprehensive service package of medical, behavioral, and social services that enables patients to stay in their own homes and community.
The community-based services include rehabilitation therapy (physical therapy, occupational therapy, speech therapy), engagement programs promoting socialization among seniors, nutritional support services including counseling and meals, and counseling services. The medical care services would include medical care from doctors and advanced practice providers, nursing and medication services, dentistry care, podiatry care, optometry care, and audiology care. The hours of operation of the facility will be Monday through Friday from 9:00am to 5:00pm. There will be a total of 40 employees and an average of 130 to 180 patients on site at any given time.
Parking
The facility will oversee and coordinate ride services to and from the center, as patients would not drive to the project site or park at the project site. All patients will arrive to the site via a private van service deployed by the healthcare provider. Therefore, patients will not use any of the project site's parking, which will primarily be occupied by employees and other service providers. The facility will not include any overnight services, and at the end of each day, all patients will be dropped off at their homes via a private van service. The service vans will be parked on site overnight in designated overnight parking spaces. The service vans will be marked with a business logo or color pattern to be easily distinguished as associated with Habitat Health.
The West Covina Development Code requires one (1) parking space per employee and one (1) additional parking space for every ten (10) patients. Based on the number of employees and expected number of patients, the facility is required to maintain a minimum of fifty-eight (58) parking spaces. As currently proposed, the facility will have sixty-seven (67) parking spaces, surpassing the minimum required.
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 "Neighborhood Commercial Mixed-Use" (NMU) Zone. The NMU Zone is composed primarily of retail and service commercial uses, which by their nature are of moderate intensity; are necessary in order to provide convenient daily shopping facilities to residential home and apartment dwellers; and are generally adjacent to or close to residential zoning or development. The proposed use is an adult day care facility, with a proposed floor area of 18,245 square feet. The adult day care facility would provide recreational services for adult participants. The adult day care facility would be located near single-family and multi-family residences, where it would be a convenience for the neighboring communities and families. The proposed adult day care facility use meets all the applicable requirements of the Neighborhood Commercial Mixed-Use Zone.
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 adult day care facility will occupy an existing vacant retail space. The business hours are Monday through Friday from 9:00 a.m. to 5:00 p.m. With the conditions of approval, the proposed adult day 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 there with.
The existing building and site are adequate in size and designed to accommodate the proposed adult day care facility. As conditioned, sufficient parking exists on the site to accommodate the adult day care facility use, as the minimum number of parking spaces is being surpassed.
d. That 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 Azusa Avenue and East Puente Avenue. The site can be accessed via South Azusa Avenue and East Puente Avenue. The proposed adult day 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 adult day care facility would allow the opportunity for the surrounding community to have access to social activities and care. The proposed adult day care facility would not compromise the character of the surrounding neighborhood nor be detrimental to the surrounding land uses. 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 "Neighborhood Commercial Mixed-Use" (NMU) Zone. The NMU Zone is composed primarily of retail and service commercial uses, which by their nature are of moderate intensity; are necessary in order to provide convenient daily shopping facilities to residential home and apartment dwellers; and are generally adjacent to or close to residential zoning or development. The proposed use is an adult day care facility, with a proposed floor area of 18,245 square feet. The adult day care facility would provide recreational services for adult participants. The adult day care facility would be located near single-family and multi-family residences, where it would be a convenience for the neighboring communities and families. The proposed adult day care facility use meets all the applicable requirements of the Neighborhood Commercial Mixed-Use Zone.
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 adult day care facility will occupy an existing vacant retail space. The business hours are Monday through Friday from 9:00 a.m. to 5:00 p.m. With the conditions of approval, the proposed adult day 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 there with.
The existing building and site are adequate in size and designed to accommodate the proposed adult day care facility. As conditioned, sufficient parking exists on the site to accommodate the adult day care facility use, as the minimum number of parking spaces is being surpassed.
d. That 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 Azusa Avenue and East Puente Avenue. The site can be accessed via South Azusa Avenue and East Puente Avenue. The proposed adult day 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 adult day care facility would allow the opportunity for the surrounding community to have access to social activities and care. The proposed adult day care facility would not compromise the character of the surrounding neighborhood nor be detrimental to the surrounding land uses. Allowing the proposed use is consistent with the policies and actions of the General Plan.
GENERAL PLAN CONSISTENCY
The proposed use is consistent with the following policy of the General Plan:
- Policy 2.1: Maintain and enhance the City’s current tax base.
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:
Staff recommends that the Planning Commission adopt Resolution No. 25-6159 approving Conditional Use Permit No. 24-08.
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