ITEM NO. 10
Page 1 of 5
CITY OF SANTA ROSA
DEPARTMENT OF COMMUNITY DEVELOPMENT STAFF REPORT FOR PLANNING COMMISSION
SEPTEMBER 13, 2012 PROJECT TITLE
Turning Point Residential Treatment Center
APPLICANT
Drug Abuse Alternative Center
ADDRESS/LOCATION 440 Arrowood Drive
PROPERTY OWNER
Drug Abuse Alternative Center ASSESSOR’S PARCEL NUMBER
037-225-019
FILE NUMBER CUP12-042 PROJECT SITE ZONING
Southwest Planned Development (PD 96-002)
GENERAL PLAN DESIGNATION Medium Low Density Residential
APPLICATION DATE June 11, 2012
APPLICATION COMPLETION DATE June 11, 2012 PROJECT PLANNER Jessica Jones RECOMMENDATION Approval PROPOSAL
Amend the existing Conditional Use Permit for the Turning Point Residential Treatment Center to allow an increase in the number of client beds at the existing facility from 99 to 112.
SUMMARY
The applicant is requesting to increase the number of client beds from 99 to 112. The additional 13 beds will be accommodated by re-utilizing three existing bedrooms that are now used for storage and/or administrative functions, and the placement of one additional bed within an existing client bedroom. The proposal will not require the alteration of the building, nor will it necessitate any additional staffing. The reason for the request is to accommodate an increase in community need, as well as to utilize available state and local funding.
ITEM NO. 10
Page 2 of 5 CITY OF SANTA ROSA PLANNING COMMISSION
TO: PLANNING COMMISSION
SUBJECT: TURNING POINT RESIDENTIAL TREATMENT CENTER
AGENDA ACTION: ADOPT RESOLUTION
ISSUE(S)
Should the Planning Commission approve a Conditional Use Permit to allow an increase in the number of client beds from 99 to 112 at the existing Turning Point Residential Treatment Center?
BACKGROUND
1. Surrounding Land Uses
North: Single-family residential South: Single-family residential
East: Multi-family residential and convenience market
West: Convalescent hospital, multi-family residential and single-family residential
The site is situated at the southeast corner of Arrowood Drive and Greenwood Drive. The surrounding properties are defined by a variety of residential uses, including both single and multi-family residential units, as well as a convalescent hospital.
2. Existing Land Use – Project Site
The Turning Point Residential Treatment Center has been has occupied the existing building, which was previously used as a residential elder care facility, since 2002. The site, which is approximately 1.5 acres, includes one, 25,400-square-foot building with 43 bedrooms, two recreation rooms, a dining room, a kitchen and a shared laundry area. The Center has operated continuously, for the past ten years, without any known incident or violation, as stated by the applicant, and verified by the City’s Police Department and Code Enforcement Division.
3. Project History
a. On September 26, 2002, the Planning Commission approved a
Conditional Use Permit for a change of use for the existing building from a 120-bed residential elder care facility to a 99-bed community care facility for drug and alcohol treatment. Due to concerns raised by the
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the project to return to the Commission for review after one year. The intent of the conditions was to measure whether neighborhood concerns could be effectively addressed and if additional conditions would be deemed necessary.
b. On August 12, 2004, the Planning Commission approved a new
Conditional Use Permit, which established that the permit would be valid for the duration of the use, based on the fact that the use successfully integrated into the neighborhood, and no additional concerns were identified.
4. Project Description
The applicant is requesting to increase the number of client beds from 99 to 112. The additional 13 beds will be accommodated by re-utilizing three existing
bedrooms that are now used for storage and/or administrative functions, and the placement of one additional bed within an existing client bedroom. The proposal will not require the alteration of the building, nor will it necessitate any additional staffing. The reason for the request is to accommodate an increase in
community need, as well as to utilize available state and local funding. ANALYSIS
1. General Plan
The General Plan land use designation for the site is Medium Low Density Residential. This designation is intended for attached single-family residential development, but single-family detached housing and multi-family development may be permitted.
The following General Plan goal is applicable to the project:
H-A-1 Ensure adequate sites are available for development of a variety of housing types for all income levels, including single and multi-family units, mobile homes, transitional housing, and homeless shelters. The Turning Point Residential Treatment Center contributes to the
implementation of this General Plan Housing Element goal by providing
transitional housing and treatment for people with substance abuse problems. 2. Zoning
North: Southwest Planned Development (PD 96-002) South: Southwest Planned Development (PD 96-002) East: Southwest Planned Development (PD 96-002) West: Southwest Planned Development (PD 96-002)
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The subject property, as well as all of the surrounding properties, is located within the Southwest Planned Development zoning district (PD 96-002). The Policy Statement for the PD district identifies properties within the district boundaries that are designated for residential development and properties that are designated for mixed residential-light industrial/commercial development. The project site and the majority of the adjacent properties are designated for residential; there is one property, at the southeast corner of the subject property, which is designated for the mixed use, and currently is developed with a
convenience market.
The PD 96-002 zoning district allows, with the approval of a Conditional Use Permit, community care and health care facilities, such as the existing use. Because the applicant is requesting to amend the original Use Permit for the center, to allow more client beds, a new Conditional Use Permit is required. 3. Environmental Review
The project qualifies for a Class I (California Environmental Quality Act Section 15301 – Existing Facilities) exemption, in that the proposed increase in client beds from 99 to 112 will be accommodated within the existing building, and no new development is proposed.
4. Comments/Actions by Other Review Boards/Agencies N/A
5. Neighborhood Comments
A notice of application was sent to property owners within 400 feet of the subject property on June 27, 2012. No comments have been received regarding the proposal to date.
6. Public Improvements/On-Site Improvements N/A
7. Issues
Numerous concerns were raised by the public during the initial entitlement process, in 2002, for the Turning Point Residential Treatment Center. Generally the concerns related to anticipated negative impacts to property values and increased crime in the area as a result of the future facility and its clients. Due to these concerns, the Conditional Use Permit approval included two conditions requiring the project to return to the Planning Commission for review after one year. The intent was to measure whether neighborhood concerns could be
ITEM NO. 10
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effectively addressed and if additional conditions would be deemed necessary. In 2004 the Planning Commission reviewed the use again and determined that that the use had been successfully integrated into the neighborhood, and no further issues were identified.
With the proposal to increase the number of client beds, in addition to sending out a notice of application to the neighborhood, staff referred the project to the Santa Rosa Police Department and researched the City files to find out if there have been any code enforcement or public safety issues in the last ten years. There are no code enforcement files for the subject property, and the Police Department has stated that there are no public safety concerns and did not recommend any project conditions. Also, as of the writing of this report, no issues have been raised from the public regarding the proposal.
RECOMMENDATION
The Department of Community Development recommends that the Planning
Commission, by resolution, adopt a Conditional Use Permit to allow an increase in the number of client beds at the existing Turning Point Residential Treatment Center from 99 to 112 beds. Attachments: Location Map Disclosure Form Site Plan Floor Plan
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440 Arrowood Drive
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LOCATION MAP
Turning Point Residential Treatment Center
Project Site
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DISCLOSURE FORM – ADDITIONAL NAMES & ADDRESSES Full Name/Address – Con’t Marc Hering, DAAC Board of Directors Secretary, 135 Paul Drive San Rafael, CA 94903 John Challis, DAAC Board of Directors Member, 135 Paul Drive, San Rafael, CA 94903 Chris Geiger, DAAC Board of Directors – Member, 135 Paul Drive, San Rafael, CA 94903 DAAC/Turning Point Contracts: 1. Sonoma County Department of Behavioral Health/Substance Use Disorders Division 1430 Neotomas Avenue, Santa Rosa, CA 95404 2. Napa County Probation Department, 1125 Third Street, 2nd Floor, Napa CA 94559 3. Catholic Charities, P.O. Box 4900, Santa Rosa, CA 95402 4. Department of Veterans Affairs, P.O. Box 149971 Austin Texas, 78714 5. Mendocino County Community Health Services, 1120 South Dora Street, Ukiah CA 95482 6. Kaiser, 2829 Watt Avenue, Sacramento CA 7. SASCA, 135 Paul Drive, San Rafael, CA 94903 8. Human Services Department, P.O. Box 1539 Santa Rosa, CA 95403 9. United States Probation Department, 450 Golden Gate Avenue San Francisco CA 94102 10. United States Pretrial Services, 1301 Clay Street Suite 100‐C Oakland CA 94612
Resolution No. Page 1 of 3 RESOLUTION NO.
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ROSA MAKING FINDINGS AND DETERMINATIONS AND APPROVING A CONDITIONAL USE PERMIT FOR THE TURNING POINT RESIDENTIAL TREATMENT CENTER TO ALLOW AN INCREASE IN THE NUMBER OF CLIENT BEDS FROM 99 TO 112 WITHIN THE EXISTING FACILITY - LOCATED AT 440 ARROWOOD DRIVE - FILE NUMBER CUP12-042
WHEREAS, an application was submitted requesting the approval of a Conditional Use Permit for the Turning Point Residential Treatment Center to allow an increase in the number of client beds from 99 to 112 within the existing facility, located at 440 Arrowood Drive, also identified as Sonoma County Assessor's Parcel Number 037-225-019;
WHEREAS, the Planning Commission held a duly noticed public hearing on the application at which all those wishing to be heard were allowed to speak or present written comments and other materials; and
WHEREAS, the Planning Commission has considered the application, the staff reports, oral and written, the General Plan and zoning on the subject property, the testimony, written comments, and other materials presented at the public hearing; and
WHEREAS, the Planning Commission has considered and determined this use to be exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Section 15301, in that the increase in the number of client beds from 99 to 112 will be accommodated within the existing building, and no new development is proposed; and
NOW, THEREFORE, BE IT RESOLVED, that after consideration of the reports, documents, testimony, and other materials presented, and pursuant to City Code Section 20-52.050 (Conditional Use Permit), the Planning Commission of the City of Santa Rosa finds and determines:
A. The proposed use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the City Code;
B. The proposed use is consistent with the General Plan in that it furthers the goal of
ensuring adequate sites are available for development of a variety of housing types for all income levels, including single and multi-family units, mobile homes, transitional
housing, and homeless shelters;
C. The design, location, size, and operating characteristics of the proposed activity would be compatible with the existing and future land uses in the vicinity;
D. The site is physically suitable for the type, density, and intensity of use being proposed, including access, utilities, and the absence of physical constraints;
Resolution No. Page 2 of 3 E. Granting the permit would not constitute a nuisance or be injurious or detrimental to the
public interest, health, safety, convenience, or welfare, or materially injurious to persons, property, or improvements in the vicinity and zoning district in which the property is located; and
F. The proposed project has been reviewed in compliance with the California Environmental Quality Act (CEQA).
BE IT FURTHER RESOLVED, that this Conditional Use Permit is subject to all applicable provisions of the Zoning Code, including Section 20-54.100 (Permit Revocation or Modification).
BE IT FURTHER RESOLVED that a Conditional Use Permit for the Turning Point Residential Treatment Center to allow an increase in the number of client beds from 99 to 112 within the existing facility, located at 440 Arrowood Drive, is approved subject to each of the following conditions:
DEPARTMENT OF COMMUNITY DEVELOPMENT GENERAL:
1. Compliance with the latest adopted ordinances, resolutions, policies, and fees adopted by the City Council at the time of building permit review and approval. All fees must be paid prior to issuance of a building permit.
2. All work shall be done according to the final approved plans dated June 11, 2012. 3. The address shall be displayed in a prominent location on the street side of the
property. The numbers shall be no less than 6-inches in height and shall be of a contrasting color to the background to which they are attached. The address shall be illuminated during hours of darkness per City "Premises Identification"
requirements.
EXPIRATION AND EXTENSION:
4. This Conditional Use Permit shall be valid for a two-year period. If construction has not begun or if an approved use has not commenced within two (2) years from date of approval, this approval shall automatically expire and shall be invalid unless an application for extension is filed prior to expiration.
5. If implemented within the initial approval period in accordance with all
conditions of approval, this Conditional Use Permit shall be valid for the duration of use.
Resolution No. Page 3 of 3 BUILDING DIVISION:
6. A building permit is required for the change from incidental office use to client sleeping rooms.
PLANNING DIVISION:
7. Compliance with City Graffiti Abatement Program Standards for Graffiti Removal (City Code 10-17.080),
FIRE DEPARTMENT:
8. As a part of the licensing process, the Applicant will be required to obtain a Fire Clearance from the Fire Department. The Applicant should enter the
pre-licensing process now in order to determine the specific improvements that may be required and to verify those in place. Typical requirements are fire rated separations, smoke barriers, rated doors with closers on patient rooms, fire sprinklers, fire alarm initiation devices and notification appliances for the rooms under consideration.
9. Comply with California Fire and Building Code requirements for an R-2.1 facility.
NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission finds and determines this entitlement to use would not be granted but for the applicability and validity of each and every one of the above conditions and that if any one or more of the above said conditions are invalid, this entitlement to use would not have been granted without requiring other valid conditions for achieving the purposes and intent of such approval.
REGULARLY PASSED AND ADOPTED by the Planning Commission of the City of Santa Rosa on the 13th day of September, 2012 by the following vote:
AYES: NOES: ABSTAIN: ABSENT: APPROVED:________________________________ CHAIR ATTEST:________________________________ EXECUTIVE SECRETARY
