CONSIDERATION OF CONDITIONAL USE PERMIT NO. 25-06 TO ESTABLISH A CHILD DAYCARE CENTER.

CONDITIONAL USE PERMIT NO. 25-06
CEQA EXEMPTION TYPE SECTION 15303 (CLASS 3, CONSTRUCTION OR CONVERSION OF SMALL STRUCTURES)
APPLICANT: Kimberly Nguyen
LOCATION: 715 South Glendora Avenue
REQUEST: The applicant is requesting the approval of a Conditional Use Permit (CUP) to allow the operation of a child daycare center in a 1,659 square foot commercial building located in the “Neighborhood Commercial Mixed-Use” (NMU) Zone.

It is recommended that the Planning Commission adopt Resolution No. 26-6184, approving Conditional Use Permit No. 25-06, and confirm California Environmental Quality Act (CEQA) exemption pursuant to Section 15303 (Class 3, Construction or Conversion of Small Structures) subject to the Conditions of Approval contained therein.

The applicant is requesting the approval of a CUP to allow the operation of a child daycare center on a property located in the “Neighborhood Commercial Mixed-Use” (NMU) Zone.  The parcel is approximately 11,265 square feet in size and is improved with a one-story, 1,659 square foot commercial office building built in 1954 and a paved parking lot with five (5) off-street parking spaces.  The property has a large, fenced-in rear yard of approximately 6,429 square feet that is open and undeveloped. The subject property is located on the west side of South Glendora Avenue between West Service Avenue to the north and West Cameron Avenue to the south.

The applicant is requesting the approval of a CUP to allow the operation of a child daycare center for children between the ages of three (3) to six (6) years.  The property was last used as a law office.  The West Covina Development Code requires a CUP for child daycare centers in the "Neighborhood Commercial Mixed-Use" Zone.

The existing 1,659 square-foot building is presently divided into a front reception area, two (2) offices, and two (2) restrooms.  The existing building layout is suitable for the proposed use with the only modification necessary being the upgrading of one of the restrooms.  The existing front reception area and one of the two existing offices will be used as classrooms while the second of the two offices will be utilized as an indoor play area.  One of the existing restrooms will be designated as a staff restroom and the other existing restroom will be designated as a children’s restroom.  The 6,429 square foot rear yard is completely enclosed with 6-foot high walls on all sides and will be used as an outside playground.  Artificial turf will be laid down in the rear yard and playground equipment such as playhouses, tables and benches, and slides will be added.  Examples of the equipment are shown on Sheet A1.00 of the attached plans (Attachment No. 3).  The Applicant states that outdoor playtimes will be scheduled in rotating groups to limit noise impacts to the surrounding properties.

Business Operation
The proposed business is licensed by the California Department of Social Services (CDSS) Community Care Licensing Division, and will provide early childhood education for children between three (3) to six (6) years of age.  The center will be open Monday – Friday, from 6:30 AM to 6:00 PM, although extended care will be offered based upon parent need and staffing availability.  The center will have two (2) on-site staff persons whom the Applicant states will meet all State of California licensing requirements, including completion of all State mandated reporter training, and will maintain CPR/First Aid certification.  The center will be limited to care for a maximum of 30 children on-site at any one time.  

A typical daily schedule is as follows:

•    Arrival, health screening, and check-in
•    Free play and learning centers
•    Circle time and structured group instruction
•    Outdoor play and gross-motor activities
•    Breakfast, lunch, and snack periods
•    Rest/nap time
•    Afternoon enrichment activities (art, literacy, music, STEM)
•    Parent pick-up and end-of-day facility safety check

Additional operational information can be found in the attached Business Operation Plan (Attachment No. 2).

Parking
Article III, Division 6 of the West Covina Development Code ("Code"), requires that daycare facilities must provide a minimum of one (1) parking space per employee, plus one (1) additional parking space per 10 children.  The business will have no more than two (2) staff persons and no more than 30 children being cared for at any one time, resulting in a minimum off-street parking requirement of five (5) off-street parking spaces.  The property presently has a paved parking lot with five (5) parking spaces located at the front of the property, including one (1) van accessible parking space.  Access to the parking spaces is from South Glendora Avenue and through the existing 20-foot wide driveway.  The applicant is not proposing any modifications to the existing parking lot. As currently proposed, the facility will have five (5) parking spaces, which complies with the minimum number required by Code.  The Applicant will encourage parents to stagger their drop-offs and pick-ups in order to reduce congestion.  Additionally, staff will be present in the parking lot to supervise drop-offs and pick-ups.
 

Findings necessary for the approval of a Conditional Use Permit are as follows:

1.  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 child daycare program is necessary and desirable for the community as it addresses a critical need in quality early childhood education in the area. With an increasing number of families in the neighborhood, there is growing demand for accessible, affordable preschool options. Currently, the availability of such programs in this region is limited, which can create challenges for working parents and families seeking early learning opportunities.

2.  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 child daycare center will contribute to the general well-being of the community by providing a safe and nurturing environment for young children to develop essential cognitive, gross motor, social and emotional skills. Studies have shown that early childhood education can enhance long-term academic and personal success, and this program will offer families peace of mind knowing their children and receiving quality care and instruction.

3.  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 child daycare center will be designed with attention to the needs of both children and the surrounding area, ensuring minimal disruption to nearby residents. Outdoor noises will be limited to outdoor play activities.  The center will schedule outdoor play in rotating groups to limit noise impacts to the surrounding properties.  Adequate parking, drop-off zones and safety measures will be incorporated into the design, ensuring that the facility is compatible with the surrounding neighborhood.  The Applicant will encourage parents to stager their drop-offs and pick-ups in order to reduce congestion.  Additionally, staff will be present in the parking lot to supervise drop-offs and pick-ups.

4.  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 proposed site for the child daycare center is located adjacent to Glendora Avenue and South of Interstate 10 freeway.  Glendora Avenue is classified by the West Covina General Plan as a Principal Arterial road.  With two lanes of vehicle traffic in each of the north and south directions, the street is sufficiently wide and improved to accommodate the traffic typically generated by a preschool facility. These roadways are capable of handling the volume of traffic associated with the daily drop-ff and pick-up of children, as well as the necessary staff and visitor traffic.

5.  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.  The granting of the conditional use permit for the proposed child daycare center will not adversely affect the general plan of the city or any other existing plans. The Commercial General Plan land use designation of the subject property is intended for a variety of commercial uses.  The proposed preschool use is consistent with the intended uses within the designation.  Additionally, the office market in the city and throughout the County has been very weak.  The conversion to preschool use will reposition the use of the property from a vacant office to a more productive use.
 

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.
 

Pursuant to the California Environmental Quality Act (CEQA), the proposed project is considered to be categorically exempt, pursuant to Section 15303 (Class 3, Construction or Conversion of Small Structures), in that the proposed activity converts the use of an existing small structure in a way that does not involve the use of significant amounts of hazardous substances and does not exceed 2500 square feet in floor area.
 

Planning staff recommends that the Planning Commission adopt Resolution No. 26-6184 approving Conditional Use Permit No. 25-06.

The City Attorney’s Office has reviewed the staff report and resolution and approved them as to form.

The options available to the Planning Commission are as follows:

Adopt the resolution; or
Provide alternative direction