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PL23-0123 (Special Conditional Use Permit) and
PL23-0134 (Administrative Approval)
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LOCATION MAP
PROJECT NO.: PL12-0123 (Special Conditional Use Permit and PL23-0134 (Administrative Approval)
APPLICANT: Samridhi Batta with The Learning Experience Early Childhood Facility
REQUEST: A request to renovate an existing 8,855 square foot building, construct a 646 square foot addition, and 7,742 square foot play area to establish a Child Daycare Facility within an existing shopping center located at the northeast corner of Central and Walnut Avenues in the CG (Commercial General) zoning district.
LOCATION: 12479 Central Avenue (APN: 1015-281-17)
RECOMMENDATION
recommendation
Adopt Planning Commission Resolution No. PC2024-003, approving PL23-0123 (Special Conditional Use Permit) and PL23-0134 (Administrative Approval), based upon the findings and subject to the departmental conditions of approval.
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SURROUNDING ZONING AND LAND USE:
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Existing Land Use |
General Plan |
Zoning District |
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Project Site - |
Vacant Commercial Building |
General Commercial (GC) |
Commercial General (CG) |
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North - |
Shopping Center |
General Commercial (GC) |
Commercial General (CG) |
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East - |
Commercial parking lot |
General Commercial (GC) |
Commercial General (CG) |
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South - |
United States Post Office |
P (Public) |
P (Public) |
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West - |
Shopping Center |
General Commercial (GC) |
Commercial General (CG) |
BACKGROUND
The applicant, The Learning Experience Early Childhood Facility, is requesting approval for a Special Conditional Use Permit (SCUP) to establish a child daycare facility in an existing 8,855-square foot building and an Administrative Approval (AA) to construct a 646 square foot addition to the building and a 7,742 square foot play area for the daycare. The proposed daycare is located within an existing shopping center at the northeast corner of Central and Walnut Avenues in the Commercial General (CG) zoning district. The shopping center includes a grocery store, food establishments, and other commercial uses. Approval of a child daycare facility in the CG zoning district requires approval of a SCUP by the Planning Commission. Typically, the AA is approved at a staff level. However, since the proposed daycare facility requires a SCUP, staff is also bringing the AA to the Planning Commission for review and action.
ISSUES/ANALYSIS
Project statistics are as follows:
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Item |
Proposed |
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Project Area - |
0.95 acres |
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No. Lots - |
1 |
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No. of Buildings - |
1 |
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Building Area - |
8,855 square feet (9,501 sf with addition) |
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Lot Coverage - |
22.9% |
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Landscape Coverage - |
16.7% |
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Parking (proposed/required)- |
25 proposed/22 required |
Site Design
The applicant is requesting approval to establish a child daycare facility within an existing building and expand the building by 646 square feet to accommodate the use. The proposed expansion will occur beneath the existing roofline of the building by pushing out the building wall approximately 4 feet on the north, south and west sides of the building. The daycare facility includes a secured lobby/reception area with single-point entry, ten classrooms for various age groups, a staff lounge, office area, restrooms, and a pantry. Along the east of the building, a 7,742-square foot outdoor play area will be constructed.
Access is provided to the site from two driveway entries on the east and west sides of the existing building off Walnut. Additional access into the shopping center is also provided off of Central Avenue and 10th Street to the west and east of the project site.
The applicant will also be constructing a new 7,742-square foot playground area for the daycare on the east side of the building. This area was previously used for parking. The Chino Municipal Code and the State requires 75 square feet of play area be provided for each child (excluding infants). At maximum occupancy the daycare facility will have up to 159 students, but no more than 103 children will use the playground at a given time, as the children in the classrooms will have staggered outdoor play times. The playground is designed with shade structures and age-appropriate play equipment located within this area. The play area will be secured by a 6-foot-high decorative fence with 24-inch block pilasters along the perimeter to secure the outdoor play area.
Operational Characteristics
The proposed daycare facility is designed to accommodate up to 159 children, with 22 staff members at maximum capacity. Based on Community Care Licensing requirements from the California State Department of Social Services, the center is designed to accommodate up to 16 infants (6 weeks to 18 months), 24 toddlers (18 - 24 months), 12 twaddlers (24 months to 30 months), 12 preppers (30-36 months), 72 preschoolers (3-5 years old), and 23 TK/Pre-Kindergarteners. The teacher/child ratio varies based on age groups and is regulated by the State. Typical hours of operation are from 6:30 A.M. to 6:30 P.M. Monday through Friday. No weekend operations are proposed. In addition, the daycare facility will not conduct any special assemblies or activities that would necessitate having more than the maximum number of students allowed. It is unknown when the facility expects to reach full capacity.
Strict state regulations govern mandatory drop-off procedures. Every parent and authorized adult who arrives or leaves with a student will be required to check in/check out using an electronic system.
No noise impacts are anticipated from the proposed child daycare facility. The facility will have children playing in the outdoor play area during business hours, however noise is not anticipated to be at a level that would be unfavorable to neighboring land uses, which are commercial. Condition of Approval Nos. 6.2 and 6.3 establish exterior noise standards for the use and require that if allowable noise levels are exceeded, or if this use creates a noise nuisance to nearby property owners and businesses, then the applicant will be required to mitigate those impacts.
Parking
For child daycare facilities, the City of Chino Zoning Ordinance requires one parking space for each employee. Based on information provided by the applicant, a total of 22 parking spaces are required for this use. The subject parcel has a total of 25 parking spaces. These parking stalls are separated from the remainder of the shopping center by landscape planters providing additional security for patrons and their children to navigate from the parking lot to the main entrance of the building, which is adjacent to the parking area. In addition to parking provided on the subject parcel, the shopping center has shared parking, which can be utilized if needed. Staff has determined that the amount of parking provided is sufficient to serve the proposed use.
Three parking stalls located at the main entrance to the building have been designated as short-term drop-off/pick-up parking stalls. All children are required to be accompanied by an adult and sign in and out of the facility, which will provide additional safety to and from the parking areas.
Architecture
The existing building generally matches the overall architecture and colors of the buildings within the commercial center. The building will retain the existing architectural features which include earthy colors, stucco finish walls with wainscot tile, a tower element at the main entry, red flat tile roofing material and new storefront windows. The main entrance to the building, which faces north, will feature a new covered entry tower to create a more inviting main entrance for the daycare facility. The entry feature includes a metal canopy painted to compliment the earthtone building colors and tile alphabet/number blocks incorporated into the columns.
Landscaping
Onsite landscape material currently exists around the building, within the adjacent and surrounding parking areas, and along the Walnut Avenue frontage. Landscaping generally consists of sod, shrubs, and trees which will remain, so the landscape theme remains consistent with the remainder of the shopping center. Due to the building addition and the new playground area, a total of six trees will be removed and 14 new trees will be added to the site. Landscaping on this parcel will match the look of the remainder of the shopping center.
Public Noticing
A 10-day notice was mailed to all property owners within a 300-foot radius of the project site. In addition, a notice was published in the Chino Champion on February 10, 2024, and the City sent information out on the City’s social media platforms. In response to the public notice, no comments have been received. The notice exceeds legal noticing requirements.
ENVIRONMENTAL REVIEW
The proposed project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) per Section 15301 of the guidelines-Existing Facilities.