HomeMy Public PortalAbout12-03-87 PLANNING COMMISSION AGENDA ITEM N0.
CASE N0. ,�.�Q�,��,�.,' .
DATE: December 3, 1987
TO: PLANNING COMMISSION
FROM: Vicente L. Mas, Director
Community Development Department
SUBJECT: CONDITIONAL USE PERMIT N0. 87097
Applicant: Teresita Valdez
Pronosal
The applicant is requesting approval of a Conditional Use Permit
to allow a convalescent hospital to provide geriatric,
primarily non-ambulatory 24-hour care to operate at 4271 Carlin
AvenUe. The site was the location of a similar operation which
had been closed. The facility contains 105 beds ranging from
single occupancy rooms to 3 individuals in a room.
1. Facts
Source of Authority:
Section 25-4.2a. of the Lynwood Municipal Code which
identifies the type of permit required for residential uses
within the R-3 zoning district. The heading of community
care facility is a permitted use within the R-3 zoning
district with a Conditional Use Permit.
2. Propertv Location:
The site is located on the north side of Carlin between
Castlegate and Stoneacre Avenues.
3. Pronerty Size:
The site is rectangular in shape and is approximately 38,634
square feet in size, generally 94' X 411' (.09 acres).
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4. Existink Land Uses:
The site is currently occupied by a building which had been
used as a convalescent hospital containing 105 beds, kitchen
facilities, as well as accessory uses generally found in
this type of facility. The site is surrounded by the
following land uses:
� North: Residential
� South: Residential
� East: Residential
West: Residential
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� 5. Land Use Descriptions:
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� North: Single family residential
� South: Single family residential
, East: Vacant
West: Multi-family apartments
i 6. Proiects Characteristics:
1 � The applicant is proposing the re-opening of the former
convalescent hospital known as Hilton Convalescent home.
�I The facility has an occupancy of 105 beds for non-ambulatory
� as well as ambulatory patients, and would provide 24-hour
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' skilled nursing care. According to the Los Angeles County
Community Health Facilities Regional Inspector, the
`�' convalescent hospital would require certain basic care to be
provided, which is regulated by both Los Angeles County and
the State of California.
From a zoning standpoint the site is consistent with the
permitted uses in an R-3 zoning district, as far as
building configuration. However, it does not meet the
minimum requirements for landscaping and parking spaces
required.
It is estimated that 25 employees would be accessing the
site at the day shift, which is the 7:00 a.m. to 3:00 p.m.
shift. The site is able to accommodate twenty (20) parking
spaces, which is not adequate parking for the employees.
The deficiency in the numbers of parking spaces available
and the number of parking spaces necessary indicates a large
number of employees would be required to park off-site,
thereby creating an impact to Carlin Avenue in terms of on-
street parking. Additionally, visitor parking must be
factored into the calculation for parking. The code
requirement for convalescent hospitals is one (1) space
per five (5) beds. Using that calculation the site requires
21 parking spaces to serve the 105 bed facility.
Consideration must be given to the appropriateness of
permitting the facility to re-open with an inadequate number
of employee parking spaces exacerbated by the number of
poteatial visitors on a daily basis.
7. Site Plan Review
At its regular meeting on December 17, 1987, the Site Plan
Review Committee approved the proposed project, subject to
the findings stated in the attached Resolution.
8.. Zoning Enforcement History:
1969 - A Conditional Use Permit to allow the construction of
the convelescent hospital for a 100 bed facility.
I 1975 - Conditional Use Permit issued to permit the
convalescent hospital to change uses to a commercial
home for convalescents and state/county retirees.
I 1978 - Revocation of the Conditional Use Permit to conduct
( the facility as a commercial home for convalescents
I and State/County retirees.
I 1979 - Revocation of the Conditional Use Permit for the
�, operation of the residential care facility for the
i elderly.
I Analvsis and Conclusion
� 1. Inconsistencv with the General Plan
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l The proposed land use is consistent with the zoning
designation of R-3, provided the Conditional Use Permit is
� issued. However, the General Plan designates the site for
i Townhouse and Cluster Housing which generally is more
i consistent with the R-2 zoning district. Therefore,
consideration should be given for the potentiality of a
` General Plan Amendment for the area between Cookacre and
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Thorson Avenues.
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2. Site Suitabilits
The property is adequate in size and shape to accommodate a
facility of this type; however, its inability to provide an
adequate number of parking spaces for both employees and
visitors makes the size of the convalescent hospital in-
appropriate as to the number of beds provided. The
potential trips generated by both employees and visitors
at peak a.m. and p.m. hours would be approximately 35
trips generated by the facility which, by themselves, is not
anticipated to create an impact on the adjacent streets in
terms of traffic movements. It should be pointed out,
however, that the combination of employees and visitors
would contribute to the off-street parki�g impacts caused by
insufficient parking on-site to accommodate the employees
and visitors.
3. Compatibility
The compatibility of the land use to the surrounding area is
appropriate provided that the site accomodates the necessary
parking spaces required to minimize the on-street parking
impacts. In addition, the inconsistency between the General
Plan and zoning creates an incompatability of the
potential use and the city's General Plan for a less dense
land use.
4. Compliance with Develonment Standards
Specific Findings
a. The proposed conditional use woUld adversely affect
the General Plan since the zoning and land use
designation are not consistent. To sllow the
convalescent facility to operate would necessitate
the initiation of a General Plan Amendment.
I b. That the proposed location of the conditional use is
in accord with the objectives of this chapter and
i the purpose of the zone in which the site is
� located, since the operation of convalescent
i facilites are a permitted use within the R-3 zoning
I district with a Conditional Use Permit.
, c. That the proposed location of the conditional use
, and the conditions under which it would be operated
i or maintained would not be detrimental to the pUblic
� health, safety, or welfare, or materially injurious
i to properties or improvements in the vicinity, since
the site cannot adequately accommodate the required
number of parking spaces for the size of the
1 facility provided the number of beds does not exceed
I 90.
d. That the proposed conditional use would comply with
each of the applicable provisions of this chapter,
, except for approved variances. (Ord. No, 1107.)
' If the project is approved for a maximum of 90 beds,
'� it would then accommodate the existing, number of
' parking spaces, thereby eliminating the necessity of
; on-street parking for employees and visitors.
� 5. Conditions of Approval
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� Conditions of approval would be subject to the applicant
providing the following:
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1. Reduce the number of beds at the facility to 90
beds.
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2. Provide a landscaping plan for the entire site
including the parking lot.
3. The Planning Commission initiate a General Plan
Amendment to redesignate the area between Thorson
and Cookacre Avenues from Townhouse and Cluster
Housing to Multi-Family Residentiel, in order to
provide consistency with the current land use
patterns, zoning and the General Plan.
Environmental Assessment
The development has recieved a negative declaration pursuant to
the State CEQA Guidelines, as amended.
Recommendation
Staff respectfully requests that after consideration the Planning
Commission adopt the attached Resolution No. 2158.
a. Finding that re-opening the facility would not have a
significant effect on the environment, and certify the
Negative Declaration as adequate.
b. Approving Conditional Use Permit No. 87097, subject to
stated conditions and requirements.
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� Attachments:
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I 1. Location Map
j 2. Plans
I 3. Resolution No. 2158
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87097
RESOLUTION NO. 2158
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF LYNWOOD APPROVING A CONDITIONAL USE
PERMIT FOR TO OPERATE A CONVALESCENT HOSPITAL
FACILITY FOR THE ELDERLY AT 4271 CARLIN AVENUE
IN AN R-3 ZONE.
WHEREAS, the City of Lynwood has received an application
for a Conditional Use Permit from Teresita Valdez to operate a
convalescent hospital facility for the elderly at 4271 Carlin
Avenue; and
WHEREAS, the Planning Commission of the City of Lynwood,
after giving notice thereof as required by law, has held and
conducted a public hearing concerning said application and,
WHEREAS, the applicant has right of sutomatic appeal
before the City Council of the City of Lynwood; and
Section 1. The Planning Commission hereby finds and
determines as follows:
A. The proposed location of the Conditional
Use is in accord with the objectives
of Lynwood Zoning Ordinance and the
purpose of the zone in which the site is
' located, in that the proposed use has not
been determined to be an impact to the City
of Lynwood.
B. The facility will not adversely impact the
residential character of the neighborhood.
C. The use as proposed by the applicant is
consistent with surrounding land uses.
D. The proposed location of the Conditional
Use and the condition under which it would
be operated or maintained will not be
detrimental to the public health, safety,
or welfare, or materislly injurious to
properties or improvements in the vicinity.
E. The zoning is not consistent with the
i General Plan land use designation, thereby
necessitating the initiation of a General
� Plan Amendment to permit the use of a
I Convalescent hospital.
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' F. On the basis of the evidence presented to it,
I the Planning Commission makes the
affirmative findings required by the
� Lynwood Zoning Ordinance in order to grant
' the subject Conditional Use Permit pursuant
1 to the initiation of a General Plan
Amendment.
Section 2. The Planning Commission of the City of
' the City of Lynwood, based upon the aforementioned findings and
� determinations hereby approves Conditional Use Permit No. 87097
; provided the following conditions are observed and complied with
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at all times:
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COMMUNITY DEVELOPMENT DEPARTMENT
� 1. The requirements of all other City Departments shall be met.
2. The applicant, or his/her representative, shall sign a
Statement of Acceptance stating that he/she has read, under-
stands and agrees to the conditions within fifteen (15) days
from the date of approval by the Site Plan Review Committee.
PLANNING DIVISION
3. Provide four (4) additional parking spaces off-street method
of a covenant or;
4. Reduce the total number of beds to 90.
5. Provide a trash enclosure to City standards.
6. An inspection by the State Fire Marshall will be necessary
prior to issuance of a Conditional Use Permit.
7. Expert technical assistance is necessary to determine a
solution to building and fire code deficiencies.
PUBLIC WORKS/ENGINEERING DEPARTMENT
8. Reconstruct easterly wing of the westerly driveway to
include sidewalk section.
9. Clear out basins and curb drain pipes.
FIRE DEPARTMENT
10. Obtain Fire Safety Inspection Request from the Department of
Social Services.
11. Other requirements from this department shall be determined
by field inspections.
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Section 3. The Community Development Department has
determined that the project as proposed could not significently
� impact the environment; a Negative Declaration has been
prepared.
Section 4. A copy of this resolution shall be
delivered to the applicant.
APPROVED AND ADOPTED this 12th day of January, 1988, by
members of the Planning Commission voting as follows:
AYES:
NOES:
ABSENT:
ABSTAIN:
Lucille Kanka, Chairperson
APPROVED AS TO CONTENT: APPROVED AS TO FORM:
Vicente L. Mas, Director Henry S. Barbosa
Community Development Dept. General Counsel
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