DATE: MARCH 20, 2024
TO: CHAIRMAN AND MEMBERS OF THE PLANNING COMMISSION
FROM: ANDREA GILBERT, CITY PLANNER
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SUBJECT
PL19-0079.DM01 (Site Approval - Developer Modification) - A request for a developer modification to reduce the height of a previously approved assisted living/memory care facility from three stories to two stories, reduce the maximum number of beds from 120 beds to 104 beds, and reduce the building area from 99,888 square feet to 76,788 square feet, located in the CG (Commercial General) zoning district at 5592 Philadelphia Street (APN: 1014-591-07).
RECOMMENDATION
Approve, by motion of the Planning Commission, PL19-0079.DM01 (Site Approval Developer Modification), an amendment to the originally approved Project.
BACKGROUND
On December 7, 2020, the Chino Planning Commission approved PL19-0079 (Site Approval) and PL19-0080 (Special Conditional Use Permit) to allow the construction of two medical office buildings, an assisted living/memory care facility, and a future commercial pad, located on the north side of Philadelphia Street, west of Benson Avenue and east of Town Square (The “Project”). Phase 1 includes the medical office buildings of which one is complete and the other is currently under construction, and Phase 2 includes the assisted living building, which has not yet been built.
The applicant, Clover Estate, Inc., has now submitted a request to modify the previously approved Project to reduce the assisted living facility from a three-story building to a two-story building, with subsequent minor changes.
ISSUES/ANALYSIS
The previously approved assisted living/memory care facility consists of a total of 120 beds, with 96 beds dedicated to assisted living and the remaining 24 beds dedicated to memory care. The facility consists of two wings that will be located around enclosed courtyards. The overall design of the facility remains consistent with the originally approved plans with communal space that will be used for group activities, including a library, arts & crafts room, game room, dining areas, a bistro, as well as two separate open courtyards within the center of the building that provide outdoor areas for residents to utilize.
The applicant is requesting to modify the assisted living/memory care facility to only reduce the overall size of the facility. The proposed modification would eliminate the third story of the building. The proposed structure is designed with wood framing. State regulations require residents occupying the third floor of a wood framed assisted living facility to be ambulatory, meaning residents with the ability to walk. The applicant has determined the project to be financially infeasible to construct the approved three-story building, as the restrictions by the State would make the benefit cost ratio below expected financial return. It is also infeasible for the applicant to change the type of construction at this point in the process. Updated plans for the project are included as Exhibit “A”.
The request identifies a number of changes to the Project which result in the change to a two-story building, which are summarized below:
• Eliminate the third floor of the assisted living/memory care building, resulting in a two-story building.
• Reduce the total building area from 99,888 square feet to 76,788 square feet.
• Reduce the maximum bed count from 120 beds to 104 beds.
• The number of required parking stalls is reduced from 49 to 45 (which still meets the minimum spaces required).
• Increase the net building footprint by 2,567 square feet, from 44,601 square feet to 47,168 square feet.
Subject to the proposed changes, the Project will still meet all requirements of the Chino Zoning Code, General Plan, and all conditions of approval previously approved with the Project will remain in effect. The overall site plan, floor plans, elevations, grading, and landscape plans will remain consistent with the originally approved plans.
Public Notice
A 10-day notice was mailed to all property owners and residents within a 300-foot radius of the project site. In addition, a notice was published in the Chino Champion on March 9, 2024, and the City sent information out on the City’s social media platforms. In response to public notice, no comments have been received. The notice exceeds legal noticing requirements.
ENVIRONMENTAL REVIEW
An Initial Study/Mitigated Negative Declaration (IS/MND) was previously adopted for the project on December 7, 2020, and the project is within the scope of the IS/MND. The IS/MND satisfies the requirements of the California Environmental Quality Act (CEQA) and the CEQA Guidelines (California Public Resources Code § 21000 et seq.; 14 CCR 15000 et seq.).
Attachments:
Exhibit “A” - Updated Plans
Exhibit “B” - Planning Commission Resolution No. PC2020-046