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HomeMy WebLinkAbout03 Amend. CUP 01-031ITEM #3 ,, -- --- ~~,~ _ ~.. Report to the '~~~~ ' ~~ ~U s_z, Planning Commission DATE: NOVEMBER 13, 2007 SUBJECT: AMENDMENT TO CONDITIONAL USE PERMIT 01-031 APPLICANT: ORANGE COUNTY RESCUE MISSION ATTN: JOHN LUKER 1 HOPE DRIVE TUSTIN, CA 92782 PROPERTY OWNER: CITY OF TUSTIN 300 CENTENNIAL WAY TUSTIN, CA 92780 LOCATION: 1 HOPE DRIVE ZONING: MCAS TUSTIN SPECIFIC PLAN (SP-1) PLANNING AREA 3 ENVIRONMENTAL THIS PROJECT IS CATEGORICALLY EXEMPT STATUS: PURSUANT TO SECTION 15301 (CLASS 1) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT REQUEST: A REQUEST TO AMEND THE CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT 01-031 TO ALLOW FOR MEDICAL AND DENTAL CLINIC USE. RECOMMENDATION That the Planning Commission adopt Resolution No. 4075 approving an Amendment to Conditional Use Permit 01-031 to allow for medical/dental clinic use in conjunction with the approved transitional housing use at 1 Hope Drive, Building B. BACKGROUND On December 10, 2001, the Planning Commission adopted Resolution No. 3817 approving Conditional Use Permit 01-031 fora 192-bed transitional housing facility at the subject property and support accessory uses such as administration offices, warehousing, and an auditorium. PLANNING COMMISSION REPORT AMENDMENT TO CUP 01-031 NOVEMBER 13, 2007 Page 2 The applicant has an existing 3,000 square foot medical clinic located at 1515 South Broadway in the City of Santa Ana. The proposed clinic would replace the existing facility in Santa Ana. The property is designated as MCAS Tustin Specific Plan on the Zoning Map and the General Plan Land Use Map. Section 3.3.4A of the MCAS Tustin Specific Plan/Reuse Plan states that amedical/dental clinic is a conditionally permitted use. Site and Surrounding Properties The property is located at the northwest corner of Lansdowne Road and Hope Drive within the Tustin Legacy project site (Attachment A -Location Map). The property is bounded by vacant land owned by the South Orange County Community College District and Valencia Avenue to the north, Lansdowne Road to the east, Hope Drive to the south, and Red Hill Avenue to the west. The project site consists of two dormitory buildings, which were originally barracks for the Marine Corp Air Station Base under the U.S. Navy, and two new buildings that provide for administration, cafeteria, warehouse, and auditorium uses (Attachment B - Site Plan). DISCUSSION Amendment to Conditional Use Permit Proposal The applicant proposes to operate a medical and dental clinic at the project site. The clinic would be located on the first floor of Building B (Men's Dormitory) and occupy approximately 4,000 square feet. The proposed clinic would consist of four (4) exam rooms, one (1) procedure room, two (2) dental rooms, doctor's office, and a pharmacy (Attachment C -Floor Plan). The clinic could provide services to at least fifty (50) patients per day by appointment only. No walk-ins will be allowed. The proposed clinic business hours are from 8:00 AM to 6:00 PM, Monday through Saturday, and closed on Sunday. Parking The 192-bed transitional housing use requires forty-eight (48) parking spaces per the parking ratio of 1 space/4 beds. The project site provides sixty-four (64) parking spaces in the parking lot; therefore, there are sixteen (16) surplus parking spaces. In addition to the spaces provided in the parking lot, the basketball court area along the northeast property line has been designated as overflow parking. The proposed 4,000 square foot medical and dental clinic would require an additional twenty-four (24) parking spaces per the parking ratio of 6 spaces/1000 square feet of gross floor area. PLANNING COMMISSION REPORT AMENDMENT TO CUP 01-031 NOVEMBER 13, 2007 Page 3 To address the parking requirement, the applicant submitted a parking survey report conducted by LSA Associates, Inc. at the existing clinic location in Santa Ana (Attachment D). The report states that the peak parking demand observed was eleven (11) parking spaces; eight (8) parking spaces would be adequate for most of the business day. Based on the maximum parking space demand of eleven (11) spaces per the parking survey report, the existing sixteen (16) surplus parking spaces would be sufficient for the proposed clinic. If, after the clinic is in operation, the spaces are not deemed sufficient and do not accommodate the demand on-site, the impact will be alleviated (Condition 2.4). Access to Facility The Village of Hope project site is a secure facility in which access to the facility is controlled by the Orange County Rescue Mission. Access to the medical and dental clinic wilt be through a security gate at the main entrance and through a courtyard across the building complex. To ensure safety of the clinic's clients and transitional home residents, security personnel will be provided with a daily list of patients with clinic appointments and those patients will be issued a visitor badge that only allows them access to the clinic. ANALYSIS In determining whether to approve the Amendment to the Conditional Use Permit, the Planning Commission must determine whether or not the proposed use will be detrimental to the health, safety, morals, comfort, and general welfare of the persons residing in or working in the neighborhood or whether it will be injurious or detrimental to property or improvements in the vicinity or to the welfare of the City. A decision to approve the proposed amendment to include medical and dental clinic use can be supported by the following findings: 1) The proposed use complies with the General Plan Land Use Element in that Transitional/Emergency Housing is authorized in the MCAS Tustin Specific Plan and the MCAS Tustin Specific Plan document includes medical and dental clinics as conditionally permitted use in the Transitional/Emergency Housing land use area of the MCAS Tustin Specific Plan (Planning Area 3). 2) Although the proposed clinic facility is larger than the existing clinic in Santa Ana, the parking survey report has concluded that the maximum parking demand generated by the proposed use is eleven (11) parking spaces and can be accommodated by the existing sixteen (16) surplus parking spaces. After the clinic is in operation, if the spaces are not deemed sufficient and do not accommodate the demand on-site, the impact will be alleviated (Condition 2.4). PLANNING COMMISSION REPORT AMENDMENT TO CUP 01-031 NOVEMBER 13, 2007 Page 4 3) The proposed medical and dental clinic use would not be detrimental to surrounding properties in that the hours of operation, number of clients, and type of operation are consistent with other businesses in the area and all operations will be conducted inside the building. 4) That on-site security will be provided to ensure safety of the medical and dental clinic clients and the transitional housing residents. E m ne V. Huffer Elizabeth A. Binsack Associate Planner Director of Community Development Attachments: A. Location Map B. Site Plan C. Floor Plan D. Parking Study Report E. Planning Commission Resolution No. 4075 S:\Cdd\PCREPORT12007\CUP 01-031 (Amendment to CUP).doc ATTACHMENT A LOCATION MAP _~ ~~ r -~ r ~U ~. x~~ (~r~ ~~, 4 ~ i ~_, E - ~ ~~ Cl[ = - - ~~ ~.>f , _ ~ _ ~y_ ~, - ~ ~~ , ~~. ~ ~~1 ~ ?gyp ~~ii(~ k~ ~ ~ ~1 ~ ~! ~ 1 r ~. t -. S _ _`~a S___ ~ ,. . Mtl91i6M1 t~1 ~ ' .~_ e r. _ ~~ J (.-a 1~'' ' '.\ Q`~ it f ~~ f ~ I'. C ~ ~ ,r e t: ~ ~ - ~ a.~ ,~ ~~v _~ ~ _ , - - _ ~uv ~~LL ~ o_I F~ .x b ~ /~ ,a r' . ~ ~ N ~ Ji~JI~ ll~ , ~C~~TI ~_ r~F fl:' J. -> ~r, f l ~ L r ..~ ,~`r ' ~ i. i F i -_lf-Jlu~ ypg ny N Ipyl 7f-~ ' -y-1y1 I\~V~~~ /) _.II JL1~L~~SR.H ~I 1L ~~ R ,'l wJt+F JL~LIU~14,%~`:.f k~., < .c~/ '-r"~. t~ ~~ w ~) {Y {~, ~-~ ,> ~ ~ _- ~ ~, JL1 ((~ ~,.~ , ( ~ ~ ~,~ „ ~~ ~I 7[a ~~~n ~ ~y~' -- i----=_ - a ~ ~ 'Uf.71~(~~ j~~~ . . u •_~~ ~ i + I(...... ~~ pd ~~ I~~ iP ~I ~I v ~~ ~,;.~ t, 1 - , .~Y i ~' ~`~.-- ~,... .~ __ ~ .,~ p q~~ ,w ~, 8 ~a 3r ~ ~ ~_ ~_ __ _ ~ __ zr , ~~ ~` ~w~ !I ~~ ,~ ,~ ,. x ,,~'<~ ~ . , .,~, i . ~ r ~~~ ~ _ __. ',/',~'~'~ ,~ , ~. r~~ r ~ ,. ,, ,~ ~ , .,.•' ~ r.. ~ ~~~ _. __ 4- \ ~~ ~~ z _ ~ _.. ~ ~ ~~', ~ jj~~'c~ r ~ ~~,a. p ;" j i ~ i ,~, .},. t ~r,;~ ~ '`t ~~ . I , ~_ ~~ ~ „ hl(~,, ~w7 i ~~ l EGEND it ~ ~ ~ ~i h_ ~ ~~ .~ MAP -.._.. ~,R ~. ~ ~ ~a, ;~ _~'zl . ~. ~, ~. ~- _- _- ;Amendment to CUP 01-031: Location Map --------- ATTACHMENT B SITE PLAN - --- - - ~ i~~ ~i~ ~ I~ i ~~ a ~ i ~ --_- ~ ~ '3 -, $ ,. ~ 8~ 'h'1 i ~ I I 1 Nor ~ t ~4 I 1. JJJ ~ l~ _~ yy L ~ ~ ,gam \ o i, _. __ _ Ll. fn ~d+ z ~~ ~~ _ _ .~ ..~ ~~ f -..-~~ ~ - - -, .~,.. !,~ .~ ~ _ ~. j I- ~ ~ i ;~ i - _..___ _ _._ _ _ ~... r _. ~, ,; .~ i ~ ~~ _~y {;~ _ ' ~ y ~ 7 y ~ ". `' ~~ ,. !! •~ I r~ L r it JII G f~~v ~~ ~ s9 ~ ~ V/ e ~ ~` ~~ -L~ 0 L ~ ~ i1 1f*3-a~ ~ i ~..~ .~ t i. I `I r' ~ .~~ ~ ~ o; ~ ~ I f i __ ~} ~ I r~ ~ ~ ~ ~ ~ i ipfl -, ~_ _. it II s _ ~ 37~[~ g - _ r ^ ~ I - .., ~~'~ -tV~T -- r: i I 1.6 ~i ~ i r r ~ ' ~ . Y ' E A S:I! Y u s~ A ~ '~ l : A ~ - "9 ~ ~E 9 ~ ~~ r ~ ~ ~ n r ~~ ~ rt~ 3 ~ Y Y e ~~',, ~i r 3 ' s 3 ti ;j t ~~ ~~- ei~ ~ i ~. A~ W ~ XI '~i ~ a1 7~'"'_'"("~~ T^ ., t., .n , pp ~ ,_ ~ 1 f _ ~ IF ~ ~ , I ~ ~ __ {4 ~ ~ I ~ ~ ~ . _ ~ ~ ~ ; y _ ~ t I ~ -j 4~, ~ ' _ , _ f 1= - - _ ~-~- ~~. ~ ~ ~~ - ±~t _ ~ ~~ - ,.. ~ I, i i1 ~ ._.. ,, E t--- j~ ~ -Ili ?~ _ ~ ~ ~ ~ ~. ICI- ~` ~ ~~ - - _ V I ~ ~~. , , I ~,+ ~I x ~I ~~ P~ ~ b ~~ 1 .fix .i~ .~l ~ ~ ~ ~ ~ t~Je } .,. ~~~, p ,~ e .. ~. s o -~ ~` ~ ~ ~~~ ~ 'i u C ~~` W ,~ice/'/~ Vl M 0 V t O !_ C - N _- Q ATTACHMENT C FLOOR PLAN cv :~a=;~_ ~ ~~ ~~ ,~ ~ ; ~ i ~- ~4~ ;*~ Q ~l t~ ~ ~ ~ ~~ ^ ^ ' ~ ~~ j ~ ~~ r ~ i ~, !. i~ ,; ~, 9' ~ __ ~_ L _~ M O O U 0 c a~ E a c a~ Q ATTACHMENT D PARKING STUDY REPORT L ~ A I LSA A3SOCIA?65, INC. ~\ 20 BXHCUTIVH PAR[, SUITH ]00 BBRICHLHY PORT COLLINS RiVHRSIDH 949.553.0666 THL CARLSSAD PALM 9PRIN03 ROCLLIN IRVINB. CALIPORNiA y]6rq 949-353.8x76 PAX CpL1[A POINT RICHMOND SAN LUi3 ODISPO October 16, 2007 Mr. John R. Luker Orange County Rescue Mission One Hope Drive Tustin, CA 92782 Subject: Orange County Rescue Mission (OCRM) Health Clinic Pazking Survey Dear Mr. Luker: This letter presents the results of a parking survey conducted over six business days, Wednesday October 3, 2007, through Wednesday October 10, 2007, to verify the arrival mode of transportation for clients of the clinic. The survey documentation is attached to this letter. The results of the survey aze summarized in the following table; Arrfval Mode Date Walk Bus Drive 10/3 13 3 16 1014 5 5 15 10/S 9 11 27 10/8 2 10 13 10/9 3 g 20 10/10 5 0 19 Total 37 38 110 The results of the survey indicate that on average 20 percent of the clients walk, 21 percent arrive via bus, and 59 percent drive. It can also be concluded that the peak parking demand by clients was approximately 11 spaces and 8 spaces being adequate in all time periods except one. Sincerely, LSA ASSOCIATES, INC. ~~ ~a~p.E. 'ncipal and CEO Attachment: parking survey data sheets (6) ~~~~~~ ~~' ~~OQA~E R ~! ... _ ,~ -"' ExR 30 o fy „~ tx+,3 s ~~V~ ]0/15107 uH:U.aurawlOCRty! Health Clinic Parking Sttrvey.dpe» PLANNING ~ EN VIRONNENTAL SCIENCHS ( DHSION 10!11/2007 07:14 7145714534 CASH DE SALUD PACE 02 10/10/2007 ~,'~) N 08:26 7145714534 CASA DE SALUD .- 3 ~ i i ~ Q ~ Q v ~ Q 47 C'~ ..---~-' r M.. ~. ~~ ~_, O a ._ n 1 ti iD PAGE 02 C s r w Z0 ~ltld Qll'ICS 3Q tfStiJ bE9bTLSbTL 6Z ~L0 L00Z/60/0T 10/08/2007 07:47 7145714534 CASA DE SALUD PACE 02 a 0 ,~ N J 10/04/2007 16:10 7145714534 ~qSA ~ ~~ PAC- 02 _~~ ti fi- ~' 4 n <o r Z0 ~7tld Qf1~S 3Q GSt~J bE5bIL5bTL 8@~9T L00Z/E0/0i ATTACHMENT E PLANNING COMMISSION RESOLUTION NO. 4075 RESOLUTION N0.4075 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, APPROVING AMENDMENT TO CONDITIONAL USE PERMIT 01-031 ALLOWING A MEDICAL AND DENTAL CLINIC USE IN CONJUNCTION WITH THE APPROVED TRANSITIONAL/EMERGENCY HOUSING FACILITY AT 1 HOPE DRIVE. The Planning Commission does hereby resolve as follows: The Planning Commission finds and determines as follows: A. A proper application, Amendment to Conditional Use Permit 01-031, was submitted John Luker (Orange County Rescue Mission), requesting to amend the existing Conditional Use Permit 01-031 to allow a 4,000 square foot medical and dental clinic on the first floor of the Men's Dormitory (Building B) at the project site within Planning Area 3 of the MCAS Tustin Specific Plan (SP-1) Zoning District. B. The General Plan MCAS Tustin Specific Plan land use designation provides for various housing, employment, and community support uses including Transitional/Emergency Housing uses. In addition, the project has been reviewed for consistency with the Air Quality Sub-element of the City of Tustin General Plan and has been determined to be consistent with the Air Quality Sub-element; C. Section 3.3.4A of the MCAS Tustin Specific Plan identifies medical/dental clinics as a conditionally permitted use in the Transitional/Emergency Housing (SP-1 Planning Area 3) land use area. D. That a public hearing was duly called, noticed, and held for said application on November 13, 2007, by the Planning Commission; E. The establishment, maintenance, and operation of the proposed use will not, under the circumstances of this case, be detrimental to health, safety, morals, comfort, or general welfare of the persons residing or working in the neighborhood of such proposed use, nor be injurious or detrimental to the property, or to the general welfare of the City of Tustin in that: 1) The proposed use complies with the General Plan Land Use Element in that Transitional/Emergency Housing is authorized in the MCAS Tustin Specific Plan and the MCAS Tustin Specific Plan document includes medical and dental clinics as conditionally Resolution No. 4075 Page 2 permitted use in the Transitional/Emergency Housing land use area of the MCAS Tustin Specific Plan (Planning Area 3). 2) Although the proposed clinic facility is larger than the existing clinic in Santa Ana, the parking survey report has concluded that the maximum parking demand generated by the proposed use is eleven (11) parking spaces and can be accommodated by the existing sixteen (16) surplus parking spaces. In addition, If, after the clinic is in operation, the spaces are not deemed sufficient and do not accommodate the demand on-site, Condition 2.4 has been added. 3) The proposed medical and dental clinic use would not be detrimental to surrounding properties in that the hours of operation, number of clients, and type of operation are consistent with other businesses in the area and all operations will be conducted inside the building. 4) That on-site security will be provided to ensure safety of the medical and dental clinic clients and the transitional housing residents. F. This project is Categorically Exempt pursuant to Section 15301 Class 1 of the California Code of Regulations (Guidelines for the California Environmental Quality Act). II. The Planning Commission hereby approves Amendment to Conditional Use Permit 01-031 authorizing the establishment of a medical and dental clinic use within an existing 4,000 square-foot tenant space located at 1 Hope Drive, Building B, subject to the conditions contained within Exhibit A attached hereto. PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular meeting on the 13th day of November, 2007. JOHN NIELSEN Chairperson ELIZABETH A. BINSACK Planning Commission Secretary Resolution No. 4075 Page 3 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) City of Tustin ) I, Elizabeth A. Binsack, the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, California that the Resolution No. 4075 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 13th day of November, 2007. ELIZABETH A. BINSACK Planning Commission Secretary EXHIBIT A RESOLUTION N0.4075 AMENDMENT TO CONDITIONAL USE PERMIT 01-031 CONDITIONS OF APPROVAL GENERAL (1) 1.1 The proposed project shall substantially conform with the Tustin City Code and Tustin guidelines and standards and be consistent with submitted plans for the project date stamped November 13, 2007, on file with the Community Development Department, as herein modified, or as modified by the Director of Community Development in accordance with this Exhibit. The Director of Community Development may also approve subsequent minor modifications to plans during plan check if such modifications are consistent with provisions of the Tustin City Code. (1) 1.2 Unless otherwise specified, the conditions contained in this Exhibit shall be complied with as specified or prior to the issuance of any building permits for the project, subject to review and approval by the Community Development Director. (1) 1.3 This approval shall become null and void unless the use is established within twelve (12) months of the date of this Exhibit. Time extensions may be granted if a written request is received by the Community Development Department within thirty (30) days prior to expiration. (1) 1.4 All other conditions contained within Planning Commission Resolution No. 3817 approval of the transitional housing facility remain valid and applicable. (1) 1.5 Approval of Amendment to Conditional Use Permit 01-031 is contingent upon the applicant signing and returning to the Community Development Department a notarized "Agreement to Conditions Imposed" form and signing and recording with the County Clerk-Recorder a notarized "Notice of Discretionary Permit Approval and Conditions of Approval" form. The forms shall be established by the Director of Community Development, and evidence of recordation shall be provided to the Community Development Department. (1) 1.6 The applicant shall agree at is sole cost and expense, to defend, indemnify, and hold harmless the City, its officers, employees, agents, SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT (2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) UNIFORM BUILDING CODE/S (7) PC/CC POLICY (4) DESIGN REVIEW *** EXCEPTION Exhibit A Resolution No. 4075 Amendment to CUP 01-031 Page 2 and consultants, from any claim, action, or proceeding brought by a third party against the City, its officers, agents, and employees, which seeks to attack, set aside, challenge, void, or annul an approval of the City Council, the Planning Commission, or any other decision-making body, including staff, concerning this project. The City agrees to promptly notify the applicant of any such claim or action filed against the City and to fully cooperate in the defense of any such action. The City may, at this sole cost and expense, elect to participate in defense of any such actions under this condition. (1) 1.7 The applicant shall be responsible for costs associated with any necessary code enforcement action, including attorney fees, subject to the applicable notice, hearing, and appeal process as established by the City Council Ordinance. USE RESTRICTIONS (1) 2.1 Hours of operation of the medical and dental clinic use shall be limited to 8:00 AM to 6:00 PM, Monday through Saturday. The Community Development Director may approve a request to modify the hours of operation if they are deemed to be compatible with the surrounding area. (1) 2.2 Medical and dental services shall be provided to clients by appointment only. Walk-in services shall not be permitted unless such a request is submitted by the applicant and approved by the Community Development Director. (1) 2.3 A total of sixty-four (64) parking spaces shall be maintained at all times. Any reduction of on-site parking shall be reviewed and approved by the Community Development Director. (1) 2.4 If in the future the City determines that a parking or traffic deficiency exists on the site or in the vicinity as a result of the proposed project, the Community Development Director may require the applicant to prepare a parking demand analysis or traffic study analysis and the applicant shall bear all associated costs. If said study indicates that there is inadequate parking the applicant shall be required to provide mitigation measures to be reviewed and approved by the Community Development Department and/or Public Works Department. Said mitigation may include, but are not limited to, the following: a. Adjust hours of operation. b. Reduce the number of persons allowed in the facility at any given time. Exhibit A Resolution No. 4075 Amendment to CUP 01-031 Page 3 FEES (2) 3.1 Within forty-eight (48) hours of approval of the subject project, the applicant shall deliver to the Community Development Department, a cashier's check payable to the COUNTY CLERK in the amount of fifty dollars ($50.00) to enable the City to file the appropriate environmental documentation for the project. If within such forty-eight (48) hour period that applicant has not delivered to the Community Development Department the above-noted check, the statute of limitations for any interested party to challenge the environmental determination under the provisions of the California Environmental Quality Act could be significantly lengthened.