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HomeMy WebLinkAboutItem No.1 Amendment to CUP 84-24 DATE: September 27, 2022 TO: Honorable Chairman and Planning Commission FROM: Lisa L. Flores, Planning & Community Development Administrator By: Vanessa Quiroz, Associate Planner SUBJECT: RESOLUTION NO. 2103 – APPROVING AN AMENDMENT TO CONDITIONAL USE PERMIT NO. CUP 84-24 WITH A PARKING MODIFICATION AND A CATEGORICAL EXEMPTION UNDER THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (“CEQA”) TO ALLOW ARCADIA CARE CENTER TO INCREASE THE NUMBER OF PATIENTS AND BEDS FROM 117 TO 161 AT THE EXISTING CONVALESCENT FACILITY LOCATED AT 1601 S. BALDWIN AVENUE Recommendation: Adopt SUMMARY The Applicant, Keith Levine, on behalf of the Arcadia Care Center, is requesting to amend Conditional Use Permit Application No. CUP 84-24 with a parking modification to increase the number of patients and beds from 117 to 161 and reduce the required parking from 67 spaces to 54 spaces at the existing convalescent facility located at 1601 S. Baldwin Avenue. The amendment would include a valet service for certain hours of the day and a shared parking agreement with the property at 1505 S. Baldwin Avenue. It is recommended that the Planning Commission adopt Resolution No. 2103 (Attachment No. 1) and find this project Categorically Exempt under CEQA and approve Amendment to Conditional Use Permit No. CUP 84-24 with a parking modification, subject to the conditions listed in this staff report. BACKGROUND The subject site is approximately 2.16 acres and is currently developed with a 44,643 square foot, single-story building that has three courtyards in the middle – refer to Figure No. 1 below for an aerial view of the site. The property is zoned High Density Residential (R-3) with a High Density Residential (HDR) Land Use Designation . The site is located south of the commercial area along S. Baldwin Avenue between Camino Real Avenue Resolution No. 2103 – Amendment to CUP No. 84-24 September 27, 2022 Page 2 of 11 and Callita Street. The site is surrounded by a convalescent/retirement facility to the north, multi-family residential properties across the street, and single-family properties to the south - refer to Attachment No. 2 for an Aerial Photo with Zoning Information and Photos of the subject property. In November of 1960, the convalescent facility was approved by the City Council with up to 66 patients and beds under Variance application No. 60-10. In 1966, the City Council increased the occupancy from 66 to 74 patients and beds, and in 1984, Conditional Use Permit No. 84-24 was approved with a parking modification to allow up to 117 patients and beds with a subterranean parking structure for 52 spaces in lieu of 59 spaces. Of the 52 parking spaces, 20 surface parking spaces are located at the rear of the site and the remaining 32 parking spaces are within the subterranean parking structure. The site has three driveways; one to access the parking lot at the rear of the site, another one to access the subterranean parking structure, and a one-way circular driveway for passenger loading/unloading along the front of the property. In March of 2020, the State issued an Emergency Order (Executive Order No. N-39-20) which allowed hospitals and post recovery facilities to exceed their capacities for patients during the Covid-19 pandemic. During this time, Arcadia Care Center was allowed to increase their capacity with 47 extra beds to assist Arcadia’s Methodist Hospital (now USC Arcadia) with the overflow of patients that needed additional post recovery care support after they were released. Since 2020, the facility had 164 patients and beds. The Emergency Order expires on October 1, 2022. PROPOSAL The Arcadia Care Center has been in operation since 1962 and provides 24-hour nursing care for long-term and short-term recovery care to patients ages 65 and older – see Figure No. 2 below for a front view of the convalescent facility. They are now requesting to amend the CUP along with the existing parking modification to keep 44 of the 47 additional patients and beds that they were allowed for under the Emergency Order (Executive N Resolution No. 2103 – Amendment to CUP No. 84-24 September 27, 2022 Page 3 of 11 Order No. N-39-20) since 2020. The convalescent facility was able to accommodate the new patients and beds within existing patient rooms without having to expand the building – refer to Attachment No. 3 for the floor plans. A total of 28 single bedrooms were converted to doubles, and four were converted to quads. The existing visiting hours are from 10:00 a.m. to 6:00 p.m., daily. The visitation is limited to 30 minutes per guest. For a care facility, the Development Code requires one parking space for every 3 beds. A total of 15 parking spaces are required for the extra 44 beds, resulting in a total of 67 required parking spaces for all the beds within the facility. Since the site is built-out and does not have space to provide new parking stalls on the site, the convalescent facility is proposing a new valet service during the busiest times of the day from 6:45 a.m. to 3:45 p.m., daily, however since visitation hours does not end until 7:00 p.m., Staff is requiring that the valet service ends at 7:00 p.m., after the last guests’ leaves - refer to condition no. 3. The valet company can park 12 more vehicles on site and all the employees and guests will be required to use the valet service during this time, except for the ADA parking spaces which must remain as self-parked at all times per the Building Code. The valet company that evaluated the site has been in business for over 50 years. Their proposal is to have two drivers on-site to manage all the parking. Six of the 12 new valet parking spaces will be located in the subterranean parking structure and the other six spaces will be provided at the rear parking lot – refer to Attachment No. 4 for the Valet Operation Statement and Parking Plan. The existing one-way circular driveway at the front of the building will be used as a loading/unloading area for visitors. Staff’s vehicle pick-up and drop-off will take place on the subterranean parking structure driveway – see Figure 3 below for the Site Plan. The property owner is also leasing five (5) parking spaces from the adjacent commercial site at 1505 S. Baldwin Avenue since they have six (6) extra parking spaces available beyond what the Code requires for their use. The five parking spaces will only be used by Arcadia Care Center staff and the shared parking agreement will remain in place while this Amendment is in place – refer to condition of approval no. 3. As for the rest of the business hours from 7:30 p.m. to 6:30 a.m., the site has sufficient parking for the employees as it has in the last two years during the pandemic. Staff confirmed with the Arcadia Police Department and Code Services and no complaints were received regarding any issues related to parking over the last two years. Figure No. 2 – Arcadia Care Center Resolution No. 2103 – Amendment to CUP No. 84-24 September 27, 2022 Page 4 of 11 There is also public street parking along S. Baldwin Avenue that has been used by both staff and visitor throughout the years. There is no time limit on street parking during the day. With the combination of both the valet service and shared parking, this will adequately address the required parking for the additional patients and beds. ANALYSIS The Arcadia Care Center has operated at a higher occupancy for the last two years under the State’s temporary Emergency Order and it has proven that the facility has the capacity to accommodate the additional patients, beds, and parking. The convalescent facility was able to add most of the new bed within existing one bedroom occupancy, therefore becoming a double-occupancy room. The operational characteristic of the convalescent facility has remained the same as it has for over 60 years and will continue to provide a health care service to elderly patients in need of short-term and long-term recovery after surgery or serious illness and provide support to the local hospitals. Parking has been managed with no impacts to the public streets and street parking then what has been in place since the 1960’s and will continue to be available to staff and visitors. No impacts or complaints were submitted to City staff since the temporary increase in capacity was allowed. However, the request to make the additional 44 patients and beds permanent requires 15 additional parking spaces. Since the site is built out, the convalescent facility is proposing alternative methods to provide the additional parking through a new valet service and shared parking. Although the additional 12 valet spaces will not be available at all times of the day, the valet service will operate from 6:30 a.m. to 7:00 p.m., during their busiest time for their staff and visitors. Staff does not anticipate any parking problems after those hours as the shift decreases from 90 employees after 3:00 p.m. to 46 employees, and down to 23 employees after 11:00 p.m. until 7:00 a.m. The work shifts are regulated and set by the State; therefore the facility does not have the authority to change or rearrange the shifts. As a result, the major turnovers in parking will take place during the valet hours. After these hours, the site will have sufficient space on site (52 parking spaces) to allow all staff members to self-park. N Figure No. 3 – Site Plan Resolution No. 2103 – Amendment to CUP No. 84-24 September 27, 2022 Page 5 of 11 During the valet hours, the operator will arrange the vehicles in a manner that provides sufficient space for circulation and will provide a turnaround area so that all vehicles can be safely maneuvered in and out of the parking lots. No vehicles shall be parked behind the ADA stalls nor in the fire lane. The convalescent facility will continue to accommodate the capacity of the proposed amendment and will continue to be a compatible use with the surrounding residential properties and the adjacent convalescent/retirement facility. A condition has been placed on the project that if this Amendment creates any future parking impacts to the adjacent uses and/or streets, that the parking management plan and/or valet service maybe adjusted to mitigate any potential problems, or the City could require other solutions. The convalescent facility will still be required to comply with all the requirements regulated by the Los Angeles County Public Health Department and any State agencies that regulate the convalescent facility. FINDINGS Conditional Use Permit Section 9107.09.050(B) of the Development Code requires that for an Amendment to a Conditional Use Permit to be granted, it must be found that all of the following prerequisite conditions can be satisfied: 1. The proposed use is consistent with the General Plan and any applicable specific plan and is allowed within the applicable zone, subject to the granting of a Conditional Use Permit, and comply with all other applicable provisions of the Development Code and the Municipal Code. Facts to Support This Finding: The Amendment to CUP No. 84-24 with the parking modification to increase the number of patients and beds within the existing convalescent facility is still consistent with the goals and provisions of the Arcadia General Plan and the Development Code in that the use will continue to provide a health care service to help the patients in need of short-term recovery and/or rehab after surgery or serious illness. The use of the convalescent facility will not change under this Amendment, and the additional beds for the ne w patients will comply with all the provisions of the Development Code since the new valet service and shared parking agreement with the adjacent property owner at 1505 S. Baldwin Avenue will help mitigate the parking deficiency from the new patients. Therefore, the Amendment to the CUP is consistent with the City’s General Plan goals and policy and the Development Code in that the General Plan encourages the retention, rehabilitation, and development of diverse housing that meets people’s needs in all stag es of their lives. Resolution No. 2103 – Amendment to CUP No. 84-24 September 27, 2022 Page 6 of 11 2. The design, location, size, and operating characteristics of the proposed activity will be compatible with the existing and future land uses in the vicinity. Facts to Support This Finding: The Arcadia Care Center has been in operation for over 60 years and the Amendment to CUP No. 84-24 will allow for more patients and beds within the existing facility, but the use will continue to be compatible with the surrounding uses since the operation is not changing and no expansion to the building footprint is being proposed. All of the rooms can accommodate the additional beds. Additionally, the proposed Amendment will not impact the overall operational characteristic of the convalescent facility or create a potential parking issue since this will be mitigated through a new valet service from 6:30 a.m. to 7:00 p.m., every day and a shared parking agreement for five (5) additional parking spaces off -site at 1505 S. Baldwin Avenue. A condition of approval allows the City to extend the hours for the valet service and/or other solutions to rectify the situation should the use create a potential impact to the nearby uses in terms of parking in the future. Therefore, the increase in patients and beds at this convalescent facility will continue to be compatible with the existing and future land uses in the vicinity. 3. The site is physically suitable in terms of: a. Its design, location, shape, size, and operating characteristics of the proposed use in order to accommodate the use, and all fences, landscaping, loading, parking, spaces, walls, yards, and other features required to adjust the use with the land and uses in the neighborhood. Facts to Support This Finding: The site is physically suitable to accommodate the proposed Amendment to CUP 84-24 for the additional 44 new patients and beds within the existing convalescent facility since they will be placed within the existing rooms and all of them have ample space to accommodate the extra beds. The Applicant/Property Owner will be required to bring the facility up into compliance with all the Fire and Building Code requirements. The valet service and the shared parking agreement with the adjacent property owner at 1505 S. Baldwin Avenue will help to ensure the required parking is met during their peak periods from 6:30 a.m. to 7:00 p.m., every day. The site will be required to meet all the accessibility requirements, including parking. Therefore, the site will be able to physically accommodate the Amendment to the existing convalescent facility and will continue to be suitable for the use. b. Streets and highways adequate in width and pavement type to accommodate public and emergency vehicle (e.g., fire and medical) access. Facts to Support This Finding: The site is located along the west side of S. Baldwin Avenue between Camino Real Avenue and Callita Street. These streets are still adequate in width and pavement type to carry the traffic generated by the existing convalescent facility and any emergency vehicle. Therefore, the Amendment will not impact these streets. c. Public protection services (e.g., fire protection, police protection, etc.). Resolution No. 2103 – Amendment to CUP No. 84-24 September 27, 2022 Page 7 of 11 Facts to Support This Finding: The Fire Department has reviewed the Amendment and has included conditions of approval to ensure Fire and Building Code requirements are met as part of the increase in the number of patients and beds prior to clearance from the Fire Department. The Police Department has also reviewed the application and they do not have any concerns. Therefore, no impacts to public protection services are anticipated. d. The provision of utilities (e.g., potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.). Facts to Support This Finding: The existing building was built with adequate utilities. No physical expansion or additional square footage is proposed to this building as part of the increase in the number of patients and beds , nor are any upgrades required. Therefore, no impacts to utilities are anticipated. 4. The measure of site suitability shall be required to ensure that the type, density, and intensity of use being proposed will not adversely affect the public convenience, health, interest, safety, or general welfare, constitute a nuisance, or be materially injurious to the improvements, persons, property, or uses in the vicinity and zone in which the property is located. Facts to Support This Finding: The Amendment to CUP 84-24 will not change the overall operation of the use but it will allow the convalescent facility to continue to provide support to the local hospital and recovery care support to their patients. The business has shown that they could handle this additional capacity since the facility had provided the extra beds and patients during Covid to assist the nearby hospital with the overflow of patients who needed recovery and/or rehab under the State’s Emergency Order. The amount of parking required for the additional beds will be accommodated by a new valet service and shared parking during the peak hours of the convalescent facility. Therefore, no potential impacts to parking are a nticipated. The convalescent facility will continue to comply with all the requirements of the Los Angeles County Public Health Department and any State agencies that regulate the convalescent facility. As such, the Amendment to the convalescent facility will not create a nuisance or be materially injurious to the improvements, persons, property and uses within the site and vicinity, or the other surrounding residential and commercial properties, or detrimental to the general public health or welfare. ENVIRONMENTAL ANALYSIS It has been determined that the amendment qualifies as a Class 1 Categorical Exemption per the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15301 of the CEQA Guidelines for the use of an existing facility - refer to Attachment No. 5 for the Preliminary Exemption Assessment. PUBLIC COMMENTS/NOTICE Resolution No. 2103 – Amendment to CUP No. 84-24 September 27, 2022 Page 8 of 11 The item was originally scheduled for the August 9, 2022, Planning Commission Meeting, however, one of the property owners of the Arcadia HealthCare LLC requested to postpone the item since they wanted to change their leasing agreement with Arcadia Care Center. The public hearing notices for this item were mailed to the owners of those properties that are located within 300 feet of the subject property and published in the Arcadia Weekly on July 28, 2022, and again on September 15, 2022. Staff has not received any comments from either of the notices. RECOMMENDATION It is recommended that the Planning Commission adopt Resolution No. 2103 approving Amendment to Conditional Use Permit No. CUP 84-24 with a parking modification to increase the number of patients and beds to from 117 to 161 and reduce the required parking from 67 to 54 spaces at the existing convalescent facility, and find that the project is Categorically Exempt under Section 15301 of the California Environmental Quality Act (CEQA), subject to the following conditions of approval: 1. The approval is limited to an Amendment to CUP 84-24 with a parking modification to increase the number of patients and beds from 117 to 161 within the existing convalescent facility. The use shall remain as a convalescent facility. 2. The Applicant/Property Owner shall enter into a contract for valet service and maintain valet service at all times while the Amendment to CUP 84-24 remains in place. Within 45 days from this approval, the Applicant/Property Owner shall submit a copy of the contract for the valet service and parking management plan to the Planning Division. The 45-day deadline may be extended upon approval by the Planning & Community Development Administrator, if the Applicant/Property Owner is showing good faith in negotiation and executing a contract with a valet company. The valet service hours shall begin at 6:30 AM and e nd no sooner than 7:00 PM, daily. The Planning & Community Development Administrator has the ability to extend the hours of the valet service and/or modify the parking management plan to address any parking concerns, provide new solutions if there is a potential impact, or remand this approval back to the Planning Commission for review and reconsideration of the use after due notice to the Applicant/Property Owner. 3. The Applicant/ Property Owner shall prepare a shared parking agreement for five (5) parking spaces between both properties at 1601 S. Baldwin Avenue and 1505 S. Baldwin Avenue and recorded against both properties in the Office of the Los Angeles County Recorder’s Office prior to Building Final. Prior to their recordation, the Applicant/Property Owner shall submit the shared parking agreement to the City for review and approval by the City and shall obtain the City Attorney’s approval therefor. For this purpose, the Applicant/Property Owner shall submit to the City with the proposed shared parking agreement a deposit of $3,000 for purposes of such review, of which any funds remaining after review of the agreement by the City shall be returned to the Applicant/Property Owner. 4. All parking and access area pertaining to Americans with Disability Act (“ADA”) and fire lane shall be kept clear at all times. Resolution No. 2103 – Amendment to CUP No. 84-24 September 27, 2022 Page 9 of 11 5. The subject site must provide at least three (3) accessible parking stalls and passenger loading/unloading area that complies with all applicable code sections under Chapter 11B of the California Building Code. The final parking plan must be approved by the City’s Building Official prior to restriping the parking lot. This must be completed prior issuance of a final permit from Building Services. 6. All tenant improvement to the building shall require a Building Permit and must comply with any applicable Code sections from the following 2022 Building and Fire Code: a. California Building Code b. California Electrical Code c. California Mechanical Code d. California Plumbing Code e. California Energy Code f. California Fire Code g. California Green Building Standards Code h. California Existing Building Code i. Arcadia Municipal Code 7. The following plans shall be submitted to the Fire Department for the revie w and approval prior to an inspection: a. An updated egress plan for the building. The egress plan must comply with the California Building Code Section Chapter 10 regulations. b. A floor plan that shows the location of the new beds and furniture. The floor plan must comply with California Building Code sections 1225.5.1.2.1 and 1225.5.1.2.2 regulations. c. A new storage plan that shows all the existing and new storage plans. The storage plan must comply with the California Building Code Section 1225.4.5 regulations. 8. The Applicant/Property owner shall build a new trash enclosure for the trash bins and if applicable, the enclosure and roof shall comply with National Pollutant Discharge Elimination System (NPDES). 9. Deliveries to the facility shall remain from 7:00 AM to 10:00 PM. 10. All City requirements in relation to ADA access and facilities, occupancy limits, building safety, health code compliance, emergency equipment, environmental regulation compliance, and parking and site design shall be complied with by the Property Owner/Applicant to the satisfaction of the Building Official, City Engineer, Planning & Community Development Administrator, Fire Marshal, and Public Works Services Director, or their respective designees. The changes to the existing facility may be subject to building permits after having fully detailed plans submitted for plan check review and approval by the aforementioned City officials. Resolution No. 2103 – Amendment to CUP No. 84-24 September 27, 2022 Page 10 of 11 11. Noncompliance with the plans, provisions and cond itions of approval for the Amendment to CUP 84-24 shall be grounds for immediate suspension or revocation of any approvals, which could result in the closing of the convalescent facility. 12. To the maximum extent permitted by law, Property Owner/Applicant must defend, indemnify, and hold City, any departments, agencies, divisions, boards, and/or commissions of the City, and its elected officials, officers, contractors serving as City officials, agents, employees, and attorneys of the City (“Indemnitees”) harmless from liability for damages and/or claims, actions, or proceedings for damages for personal injuries, including death, and claims for property damage, and with respect to all other actions and liabilities for damages caused or alleged to have been caused by reason of the Property Owner/Applicant’s activities in connection with Amendment to Conditional Use Permit No. CUP 84-24 with a parking modification (“Project”) on the Project site, and which may arise from the direct or indirect operations of the Applicant or those of the Property Owner/Applicant’s contractors, agents, tenants, employees or any other persons acting on Property Owner/Applicant’s behalf, which relate to the development and/or construction of the Project. This indemnity provision applies to all damages and claims, actions, or proceedings for damages, as described above, regardless of whether the City prepared, supplied, or approved the plans, specifications, or other documents for the Project. In the event of any legal action challenging the validity, applicability, or interpretation of any provision of this approval, or any other supporting document relating to the Project, the City will promptly notify the Property Owner/Applicant of the claim, action, or proceedings and will fully cooperate in the defense of the matter. Once notified, the Property Owner/Applicant must indemnify, defend and hold harmless the Indemnitees, and each of them, with respect to all liability, costs and expenses incurred by, and/or awarded against, the City or any of the Indemnitees in relation to such action. Within 15 days’ notice from the City of any such action, Property Owner/Applicant shall provide to City a cash deposit to cover legal fees, costs, and expenses incurred by City in connection with defense of any legal action in an initial amount to be reasonably determined by the City Attorney. City may draw funds from the deposit for such fees, costs, and expenses. Within 5 business days of each and every notice from City that the deposit has fallen below the initial amount, Property Owner/Applicant shall replenish the deposit each and every time in order for City’s legal team to continue working on the matter. City shall only refund to Developer any unexpended funds from the deposit within 30 days of: (i) a final, non -appealable decision by a court of competent jurisdiction resolving the legal action; or (ii) full and complete settlement of legal action. The City shall have the right to select legal counsel of its choice that the Property Owner/Applicant reasonably approves. The parties hereby agree to cooperate in defending such action. The City will not voluntarily assist in any such third-party challenge(s) or take any position adverse to the Property Owner/Applicant in connection with such third-party challenge(s). In consideration for approval of the Project, this condition shall remain in effect if the entitlement(s) related to this Project is rescinded or revoked, whether or not at the request of the Property Owner/Applicant. Resolution No. 2103 – Amendment to CUP No. 84-24 September 27, 2022 Page 11 of 11 13. Approval of Amendment to CUP 84-24 with a parking modification shall not be in effect unless the Property Owner and Applicant have executed and filed the Acceptance Form with the City on or before 30 calendar days after the Planning Commission has adopted the Resolution. The Acceptance Form to the Development Services Department is to indicate awareness and acceptance of the conditions of approval. PLANNING COMMISSION ACTION Approval If the Planning Commission intends to approve this proposal, the Commission should approve a motion to approve Amendment to Conditional Use Permit Application No. CUP 84-24 with a parking modification, stating that the proposal satisfies the requisite findings and adopting the attached Resolution No. 2103 that incorporates the requisite environmental and Conditional Use Permit findings and the conditions of approval as presented in this staff report, or as modified by the Commission. Denial If the Planning Commission intends to deny this proposal, the Commission should approve a motion to deny Amendment to Conditional Use Permit Application No. CUP 84-24 with a parking modification, stating that the finding(s) of the proposal does not satisfy with reasons based on the record, and direct staff to prepare a resolution for adoption at the next meeting that incorporates the Commission’s decision and specific findings. If any Planning Commissioner or other interested party ha s any questions or comments regarding this matter prior to the September 27, 2022, hearing, please contact Associate Planner, Vanessa Quiroz, at 626-574-5422, or by email at vquiroz@ArcadiaCA.gov. Approved: Lisa L. Flores Planning & Community Development Administrator Attachment No. 1: Resolution No. 2103 Attachment No. 2: Aerial Photo and Zoning Information and Photos of the Subject Property and Surrounding Properties Attachment No. 3: Architectural Plans Attachment No. 4: Valet Operation Statement and Parking Plan Attachment No. 5: Preliminary Exemption Assessment Attachment No. 1 Resolution No. 2103 Attachment No. 1 Attachment No. 2 Aerial Photo and Zoning Information and Photos of the Subject Property and Surrounding Properties Attachment No. 2 Overlays Selected parcel highlighted Parcel location within City of Arcadia N/A Property Owner(s): Lot Area (sq ft): Year Built: Main Structure / Unit (sq. ft.): R-3 Number of Units: HDR Property Characteristics 1962 44,643 0 Property Owner Site Address:1601 S BALDWIN AVE Parcel Number:5383-029-028 N/A Zoning: General Plan: N/A Downtown Overlay: Downtown Parking Overlay: Architectural Design Overlay:N/A N/A N/A N/A Residential Flex Overlay: N/A N/A N/A N/A Special Height Overlay: N/A Parking Overlay: Racetrack Event Overlay: This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. Report generated 06-Jul-2022 Page 1 of 1 Interior courtyard Subject Site: Arcadia Care Center Interior courtyard Rear parking lot Basement parking lot Single-family homes to the south of the subject site along Callita St Single-family homes to the south of the subject site along Callita St Single-family home to the south of the subject site along Callita St Single-family home to the south of the subject site along Callita St Single-family home to the south of the subject site along Callita St Single-family home to the south of the subject site along Callita St Single-family home to the south of the subject site along Callita St Single-family homes to the rear of the subject site along Cambury Ave Single-family home across the street of the subject site along S. Baldwin Ave Single-family home across the street of the subject site along S. Baldwin Ave Multifamily development across the street of the subject site along S. Baldwin Ave Multifamily development across the street of the subject site along S. Baldwin Ave Multifamily development across the street of the subject site along S. Baldwin Ave Adjacent convalescent home/retirement facility to the north at 720 W. Camino Real Ave – Building frontage along W. Camino Real Ave Adjacent convalescent home/retirement facility to the north at 720 W. Camino Real Ave – Building section fronting S. Baldwin Ave Medical office at 1505 S. Baldwin Ave Commercial site at the corner of S. Baldwin Ave and W. Camino Real Ave Commercial site at the corner of S. Baldwin Ave and W. Camino Real Ave Commercial site at the corner of S. Baldwin Ave and W. Camino Real Ave Attachment No. 3 Architectural Plans Attachment No. 3 Conditional Use Permit Arcadia Care Center Friday, July 8, 2022 Checked By: Drawn By: Project Architect: Job Number: Scale: All designs, ideas arrangements and plans indicated by these drawings and specification are the property and copyright of the architect and shall neither be used on any other work or be disclosed to any other person for any use whatsoever without written permission from Mark J. Paone, AIA. 19-31 LS MP MP Architecture • Design • Planning 58 PLAZA SQUARE STE F, ORANGE, CA 92866 (714)633-7667 REFERENCE PLAN PLAN APPROVAL STAMP: Submittal Date:10-18-2021 1601 S Baldwin Ave • Arcadia, CA • 91006 BA L D W I N A V E N U E 1 156 7 8 9 10 11 12 13 14 2 3 4 5 NO P A R K I N G VA N NO PA R K I N G LO A D I N G ZO N E N O R T H SCALE: 1/16" = 1'-0"- SITE PLAN 4 Site Plan Option 2 A-1 TRASH AREA FIRE DEPT. TURNAROUND 458.51 461.94 ON E WA Y PROPERTY LINE 20 4 . 6 5 LANDSCAPING 459.42 RAMP DN 14 '460.0 ℄ EXIST. 6 FT. CONC. BLK WALL LANDSCAPING 462.26 461.7420' DRIVEWAY INNER COURT GARDEN FIRE SPRINKLERS THROUGHOUT SMOKE DETECTORS @ 30' O.C. 1- HR FIRE RESISTIVE CONSTRUCTION THROUGHOUT. GARAGE-TYPE 1 MA T C H LI N E 462.77 460' 460' EXIST. FIN. ELEV. 463.61 INNER COURT EXIST. GARDEN 10 FT. LANDSCAPED BUFFER STRIP CONC. WALK 462.88462.39 463.3 INNER COURT EXIST. GARDEN PARKING 15 CARS EXIST. CONC. SURFACE DRAIN EXIST. 6 FTCONC. BLK. WALL HCPD LO A D I N G A R E A 20 4 . 6 5 ' 463.27 EXIST. 6 FTCONC. BLK. WALL RAISE DRIVEWAY ELEVATION 1'-0" +/- INORDER TO CREATE A ZERO CURB ELEVATION WITH FRONT ENTRY EIGHT FEET BY TWENTY FEET DROP OFF ZONE WITH FIVE FOOT WIDE ACCESS AISLE ENTRY ACCESSIBLE PARKING ENTRY 12 ' - 6 " 9' - 0 " 9' - 0 " 18'-0" 25'-0" 5' - 0 " 9' - 0 " 9' - 0 " 4'-6" 25'-0"20'-0" 9' - 0 " 9' - 0 " 9' - 0 " 9' - 0 " 9' - 0 " 9' - 0 " 9' - 0 " 9' - 0 " 20 ' - 0 " 5'-0" 9' - 0 " 9' - 0 " 9' - 0 " 20'-0"  79 F E E T 56 FEET 34 F E E T 1 3 2 F E E T 153 SF Additional Bed Analysis 2 A-3 DOWN RAMP EXIST. CONC. STREET CURB 8" CONC. BLK WALL 36" ABOVE FIN. GRADE NEW UNDERGROUND PREFABRICATED ELECTRICAL VAULT N PROPERTY LINE CONC CURB 6 A3 ON E WA Y EXIST YARD DRAINQUARRY TILE ON CONC. SLAB CL EXIST. DRIVEWAY TO BE REMOVED 461 - 1 9 NE W C O N C . D R I V E W A Y 460 - 8 3 461 - 9 4 PLANTER CONC. CURB 2 A-10 LINE OF ROOF E A-8 RA M P D N 1: 1 2 RA M P D N 1: 1 2 46 1 - 5 46 3 - 5 DN ST E P S RAILING 3'-0" HIGH TEL EX I T 5" PIPE COL. VEST. EXIT ST A I R # 1 STOR ADMISSION CASHIER ME D ? RECEPTION PLANTER FLR. ELEV. 463-61QUARRY TILE MECH. SHAFT 8 CONC. BLK. F- 7 CO R R I D O R EXIT CURTAIN TRACK EXIT EXIT EXIT 9' - 4 " CL G 14 ' - 6 " CL G . 2 HR. DIV. WALL F-34 P.T. MTL. RAILING 3'-0" ? EXIT 11 3'-0" HIGH CONC. BLK. SCREEN WALL 980 560 DINING NURSES PREFAB. MTL. FIREPLACE EXIT EX I T EX I T LINE OF GARAGE BELOW LINE OF ROOF WATER FOUNTAIN INNER COURT YARD DRAIN LINE OF ROOF EX I T EX I T 2HR DIV. WALL. EXIT EX I T EX I T 200 CO R R I D O R EXIST SKYLIGHT (TYP). OFD EXIT EXIST. WALLS TO BE REMOVED MA T C H LI N E EXIST. CONC. BLK. WALL 20' DRIVEWAY 461 . 7 4 MA T C H LI N E EAST WING FLOOR PLAN SCALE: 1/8" = 1'-0" BA L D W I N A V E N U E STO. N WHEELCHAIR (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE 84 85 86 87 88 89 90 91 92 93 94 95 96 97 98 99 106 107 108 109 110 117 111 116 115 112 113 114 101 104 103 105100102 99 BATH/SHOWER ROOMS CLEAN/SOILED STORAGE NURSE STATION DINING AREA UNIT BOUNDARY LEGEND PS NURSE CALL PATIENT STATION (2 CALL CORDS PER STATION MAX.) STORAGE 43 44 38 39 40 41 42 17 18 19 20 21 29 28 27 26 25 24 23 22 31 33 35 37 36 343230 15 14 16 Checked By: Drawn By: Project Architect: Job Number: Scale: All designs, ideas arrangements and plans indicated by these drawings and specification are the property and copyright of the architect and shall neither be used on any other work or be disclosed to any other person for any use whatsoever without written permission from Mark J. Paone, AIA. 19-31 KC 58 PLAZA SQUARE, SUITE F, ORANGE, CA. 92866 (714) 633-7667 MJP 1601 S. Balwin Ave Arcadia, CA Arcadia Health Care Center MJP REFERENCE PLAN Architecture • Design • Planning Issue Date:04-26-21 PLAN APPROVAL STAMP: Activity Number: A 1.1 Date Printed: MED E-40 UTILITY C-14 MECH. E-42 N.T. E-41 BEAUTY/BARBER SHOP E-39 STER. ROOM E-37 VENDING MACHINES E-36 1-BED WARD 34 1-BED WARD 32 1-BED WARD 33 1-BED WARD 30 1-BED WARD 31 EQUIPMENT STORAGE C-13 SHOWER F-69 1-BED WARD 28 1-BED WARD 29 OFFICE F-68 ISOLATION 27 EQUIPMENT STORAGE F-64 MECH F-67 HDCP TOILET F-66 HKPG. C-12 CLEAN LINEN C-11 BATHROOM F-65 P.T. F-60 HDC TOILET F-61 1 BED WARD 26 1 BED WARD 25 HDC TOILET F-58 1 BED WARD 23 P.T. F-55 1 BED WARD 21 1 BED WARD 22 1 BED WARD 20 1 BED WARD 19 1 BED WARD 17 P.T. F-52 1 BED WARD 18 PROPOSED SEMI-PRIVATE 16 P.T. F-49 P.T. F-46 1 BED WARD 13 UTILITY F-29 1 BED WARD 15 P.T. F-26 P.T. F-28 ISOLATION 14 P.T. F-23 P.T. F-22 OXYGEN C-5 ISOLATION 12 ISOLATION 11 P.T. F-18 P.T. F-19 PRIVATE WARD 9 PRIVATE WARD 7 P.T. F-13 P.T. F-14 PRIVATE WARD 5 PRIVATE WARD 3 P.T. F-10 P.T. F-9 PRIVATE WARD 1 LOBBY F-1 OFFICE F-2 OFFICE F-3 CONFERENCE ROOM F-4 TOILET F-124 TOILET F-125 PRIVATE WARD 2 P.T. F-41 P.T. F-42 PRIVATE WARD 4 PRIVATE WARD 6 P.T. F-38 P.T. F-37 PRIVATE WARD 8 PRIVATE WARD 10 DINING ROOM F-6 1-BED WARD 35 BATHRM F-33 MED RM. F-32 NURSES STATION N-2 NURSES TOILET F-30 CORRIDOR F-4A CORRIDOR F-5 CLEAN LINEN C-7 NURSE STATION 1N-1 HOUSEKEEPING C-10 EQUIPMENT STORAGE C-2 CORRIDOR F-4A EQUIPMENT STORAGE C-1 EQUIPMENT STORAGE C-3 EQUIPMENT STORAGE C-6 UNIT 1 UNIT 2 See A 1.2 for continuation EQUIPMENT STORAGE C-9 EQUIPMENT STORAGE C-8 EQUIPMENT STORAGE C-4 WEST WING FLOOR PLAN SCALE: 1/8" = 1'-0" Additional Bed Analysis (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE(E) PATIENT STORAGE (E) PATIENT STORAGE(E) PATIENT STORAGE (E) PATIENT STORAGE(E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE(E) PATIENT STORAGE (E) PATIENT STORAGE(E) PATIENT STORAGE (E) PATIENT STORAGE(E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE(E) PATIENT STORAGE(E) PATIENT STORAGE(E) PATIENT STORAGE (E) PATIENT STORAGE(E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE (E) PATIENT STORAGE WH E E L C H A I R (E) PATIENT STORAGE 112 FEET 53 F E E T 3 6 F E E T 72 F E E T 79 F E E T 91 FEET 2 3 5 4 1 H I J M NG 2 3 5 4 1 12'-0"12'-1"5'-10"12'-1"12'-2"5'-10"10'-9"12'-4"12'-4"5'-10" 8' - 0 " 70'-9"30'-6"48'-9"42'-0"21'-8" 12'-5"5'-10"12'-4"12'-4"5'-10"12'-1"12'-0"5'-10"12'-1" 6' - 4 " 16 ' - 9 " 8'-0"13'-8" 12'-0"12'-1"5'-10"12'-1"12'-0"12'-0"12'-1"5'-10"12'-1"12'-0" 8' - 6 " 16 ' - 9 " 7' - 8 " 69 ' - 1 0 " 12 ' - 0 " 5' - 1 0 " 12 ' - 0 " 4'-0" 12 ' - 0 " 18'-0" 16 ' - 9 " 8' - 6 " 16 ' - 9 " 42 ' - 0 " NE W A D D I T I O N 20 ' - 4 " 42 ' - 0 " 12 " 20 ' - 0 " 8'-6"6'-0"6'-0"10'-0"6'-0" EX I S T I N G B U I L D I N G 9' - 0 " 5' - 0 " 9' - 0 " 25'-0 1/8" EX I T CO N C . W A L K LINE OF ROOF EX I T LOADING AREA CONC. SLAB 20' DRIVEWAY PROPERTY LINE MA T C H L I N E FO S F-77 LINE OF ROOF INNER COURT LANDSCAPING E-54 DINING & RECREATION 830 TEL PLANTER 6" CONC. CURB EXIST. WALLS TO BE REMOVED EXIST. 2 HR. DIV. WALL EXIT EXIT CO R R I D O R CORRIDOR EXIT EXIT LINE OF ROOF 51 F INNER COURT LANDSCAPING LINE OF ROOF LINE OF ROOF EXIST SKYLIGHT (TYP.) FO S S/S EXIT EXIT D D W W CAN-WASH PLANTER N EO S MA T C H LI N E EXIST CONC. BLK. WALL 1 2 7 8 5 6 912 13 14 15 16 17181920 24232122 282625 30 29 31 3233 34 35 36 37 38 48 49 46 47 44 4543 39 4041 4251 5053 5255 5457 56 60 61 62 63 64 65 67 66 68 69 70 71 7372 74 75 8382 78 80 34 1011 27 76 77 81 79 59 58 2 3 4 5 613 11 12 78 9 10 1 168 SF190 SF 190 SF 190 SF 190 SF 185 SF 185 SF 190 SF 180 SF 189 SF 187 SF 194 SF 194 SF 194 SF 264 SF 264 SF 258 SF 183 SF 191 SF 192 SF191 SF 165 SF162 SF 191 SF 191 SF 231 SF231 SF 190 SF 190 SF 190 SF 191 SF 203 SF 330 SF330 SF322 SF 332 SF 186 SF 184 SF 184 SF 310 SF 310 SF 195 SF 199 SF BATH/SHOWER ROOMS CLEAN/SOILED STORAGE NURSE STATION DINING AREA UNIT BOUNDARY LEGEND PS NURSE CALL PATIENT STATION (2 CALL CORDS PER STATION MAX.) STORAGE BATH/SHOWER ROOMS CLEAN/SOILED STORAGE NURSE STATION DINING AREA UNIT BOUNDARY LEGEND PS NURSE CALL PATIENT STATION (2 CALL CORDS PER STATION MAX.) STORAGE Checked By: Drawn By: Project Architect: Job Number: Scale: All designs, ideas arrangements and plans indicated by these drawings and specification are the property and copyright of the architect and shall neither be used on any other work or be disclosed to any other person for any use whatsoever without written permission from Mark J. Paone, AIA. 19-31 KC 58 PLAZA SQUARE, SUITE F, ORANGE, CA. 92866 (714) 633-7667 MJP 1601 S. Balwin Ave Arcadia, CA Arcadia Health Care Center MJP REFERENCE PLAN Architecture • Design • Planning Date Issued:04-26-21 PLAN APPROVAL STAMP: Activity Number: A 1.2 Date Printed: SOILED UTILITY C-17 HOUSE KEEPING C-21 MEDICAL RECORDS F-106 OFFICE F-105 SOCIAL SERVICES F-103 ADMINISTRATOR 78 NURSE DIRECTOR OFFICE 77 EQUIPMENT STORAGE C-16 PHYSICAL THERAPY E-86 PATIENT ROOM 80 2 BED WARD 37 2 BED WARD 36 2 BED WARD 38 2 BED WARD 39 P.T. F-72 2 BED WARD 41 2 BED WARD 43 2 BED WARD 40 1 BED WARD 42 P.T. F-75 P.T. F-80 HDCP TOILET F-84 N.T. F-85 UTILITY F-86 2 BED WARD 44 2 BED WARD 45 2 BED WARD 46 P.T. F-91 LINEN C-28 P.T. F-94 2 BED WARD 55 2 BED WARD 57 2 BED WARD 59 P.T. F-97 P.T. F-98 2 BED WARD 61 2 BED WARD 62 P.T. F-101 P.T. F-102 MECH 104 BATHROOM F-107 HDCP TOILET F-125 TUB ROOM F-108 HKPG. F-109 HDCP TOILET F-110 1 BED WARD 60 1 BED WARD 58 1 BED WARD 56 1 BED WARD 54 P.T. F-113 CORRIDOR F-93 HDCP TOILET F-89 MED F-88 NURSES STATION N-3 2 BED WARD 47 2 BED WARD 48 EQUIPMENT STORAGE C-32 SHOWER F-90 P.T. - P.T. - CORRIDOR E-95 MECH. F-92 EQUIPMENT STORAGE F-91 2 BED WARD 49 2 BED WARD 50 2 BED WARD 51 2 BED WARD 53 2 BED WARD 52 P.T. - P.T. - NURSES DRESSING E-72 NURSES LOUNGE E-73 LOCKER ROOM E-56 WOMEN'S TOILET E-56T LOCKER ROOM E-57 MEN'S TOILET E-57T PHYSICAL THER. 79 MECH. F-12A MECH. E-58 P.T. - KITCHEN E-59 WALK-IN REFRIG E-61 KITCHEN STOR E-66 LAUNDRY E-69 LAUNDRY E-70 MECH E-71 2 BED WARD 76 2 BED WARD 75 2 BED WARD 74 CLEAN UTILITY C-20 CLEAN SUPPLY/LINEN C-19 EQUIPMENT STORAGE C-18 NURSES STATION N-4 MED E-74 P.T. - P.T. - P.T. - 2 BED WARD 73 2 BED WARD 72 P.T. F-130 P.T. F-121 2 BED WARD 71 2 BED WARD 70 2 BED WARD 69 2 BED WARD 68 P.T. F-118 P.T. F-127 CORRIDOR F-123 2 BED WARD 67 2 BED WARD 66 1 BED WARD 65 2 BED WARD 64 EQUIPMENT STORAGE C-15 EQUIPMENT STORAGE C-30 EQUIPMENT STORAGE C-31 LINEN C-29 EQUIPMENT STORAGE C-27 EQUIPMENT STORAGE C-25 EQUIPMENT STORAGE C-23 EQUIPMENT STORAGE C-22 EQUIPMENT STORAGE C-24 EQUIPMENT STORAGE C-26 UNIT 4 UNIT 3 SUPPORT AREAS UNIT 2 See A 1.1 for continuation Conditional Use Permit Arcadia Care Center Checked By: Drawn By: Project Architect: Job Number: Scale: All designs, ideas arrangements and plans indicated by these drawings and specification are the property and copyright of the architect and shall neither be used on any other work or be disclosed to any other person for any use whatsoever without written permission from Mark J. Paone, AIA. 19-31 LS MP MP Architecture • Design • Planning 58 PLAZA SQUARE STE F, ORANGE, CA 92866 (714)633-7667 REFERENCE PLAN PLAN APPROVAL STAMP: Submittal Date: 10-18-2021 1601 S Baldwin Ave • Arcadia, CA • 91006 5 2 1 E-8E-3D-7B-6A 1 2-9 5-1 5-4 5-7 7-1 8 9 A B-6 D-7 E-3 19 3 ' - 4 " 28 ' - 2 " 28 ' - 2 " 23 ' - 8 " 10 ' - 8 " 8' - 0 " 3' - 8 " 7' - 8 " 8" 19 ' - 2 " 9' - 0 " 8" 8" 8" 1. 3 2 ' 27 ' - 0 " 3 S P A C E S @ 9 ' - 0 " 66'-4" 8"20'-0"25'-0" 28 ' - 2 " 20'-0" 8" 42 ' - 0 " 20 ' - 4 " 8" 16'-3"16'-3"8" 33'-2" 24'-8"8'-6" 16'-3" 8" 16'-3" 4' - 0 " 13 ' - 1 1 " 9' - 4 " 8" 6' - 0 " 8" 3' - 8 " 8" 28 ' - 1 0 " 3' - 9 " 24 ' - 0 " 3' - 9 " 8" 28 ' - 2 " 28 ' - 2 " 8" 10 ' - 0 " 458 . 5 8 459 . 2 6 459 . 4 2 4 6 0 . 0 CONC. BLK WALL 45 8 ' - 1 0 " RAMP DN 45 7 ' - 1 0 " 455 . 0 453.61 LINE OF BLDG. ABOVE 6" CONC CURB 6 A-3 TRENCH DRAIN 5 A-2 OVERHEAD ELEC. GATE 2 A-3 CONC. BLK WALL PROPERTY LINE UNDERGROUND TRANSFORMER VAULT 2 A-10 2 G EX I T LINE OF CONC. SLAB ABOVE 3 G 4 G 453.25 UP 5 G 6 G G-5 CORR G-4 ELEC ROOM G-3 EMER. GENERATOR 7 G 2 A-11 STAIR 2 G-2 STOR5 453 . 6 4 5 3 . 6 453.0F.D.(TYP.)LINE OF BLDG ABOVE 35 34 33 32 31 30 29 28 27 26 25 24 23 22 21 20 19 18 17 PRECAST CONCRETE WHEEL STOP3 A-3 HI G H CL G . LO W . CL G . 453.0F.D.(TYP.) NO PARKING AREA 8" CONC. BLK WALL 17 16 C C EXIT8 G 1 G G-7 3 A-10 STAIR #1 14 13 12 11 10 9 8 7 STRIPING 3 A-3 453 . 6 4 5 3 . 6 G-1 GARAGE 34 CARS REGULAR 33 COMPACT 2 OCCUPANCY B-1 6 5 4 3 2 1 20 4 . 6 5 NEW ELEV. EXIST. ELEV. TO BE REMOVED EXIST. ELEV. BA L D W I N A V E N U E F.D. N O R T H SCALE: 1/8" = 1'-0"- GARAGE PLAN 4 Garage Plan A-3 Medical Equipment Storage Room Attachment No. 4 Valet Operation Statement and Parking Plan Attachment No. 4 9/5/2022 Donald Roberts Valet Parking P.O. Box 3810 South Pasadena California, 91031 Donald Roberts Valet Parking Service has done a revised assessment, September 5, 2022 on the parking availability of Arcadia Care Center located at 1601 South Baldwin Ave Arcadia CA 91007. Currently the facility utilizes 35 spots in the underground parking and 18 spots in the rear parking. This assessment has resulted as follows: With valet personnel and utilizing a tandem parking structure, we can add an additional 6 parking spots in the underground parking lot and an additional 6 parking spots in the rear. Additionally, we have been informed that the Medical Offices on the corner of Baldwin Ave. and Camino Real has provided 5 additional parking spots, which currently aren’t being utilized. Totaling 17 additional spots. The process will work as follows: There will be 2 valet attendants starting at 6:45am, receiving the first shift of staff who begin at 7am. The valet will run for 9 hours a day, allowing the valet to assist the exiting shift at 3pm and the incoming shift at 3:30pm. This assessment was done By Luis Espinoza Reviewed by Donald Roberts Attachment No. 5 Preliminary Exemption Assessment Attachment No. 5