HomeMy WebLinkAboutAdministrative Permit APX2011002 - Supporting DocumentsZoning Conformance Matrix
SUBJECT CODE SECTION REQUIRED PROPOSED
Parking 231.08 Reduced Parking for 12 spaces
Certain Uses (CUP 91-40)
1 space/500 sf
5933 sf = 12
{.n 2! i1 .
Huntington Beach
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Integrated
Rehabilitation
Therapies, Inc.
love learn ing purpose hope
12 January 2011
Dear Owner/ Tenant,
This letter is to notify you that Integrated Rehabilitation Therapies, Inc. (IRT) is
proposing to expand its current location at 15239 Springdale St. in Huntington
Beach, Ca, into the adjoining suite at 15237 Springdale St. IRT currently operates a
Personal Enrichment Service which is a day program for disabled adults. These
services are provided M - F, 8:30 a.m. - 3:30 p.m. and have been at this same
location since 1991. Pursuant to Section 241.24 of the Huntington Beach Zoning and
Subdivision Ordinance, the Neighborhood Notification process is required. You
may review the proposed plans at the Planning Department, 2000 Main Street,
Huntington Beach, Ca, from January 14, 2011 to January 24, 2011, or contact the
Planning Department at (714) 536-5271. All comments must be submitted to the
Planning Department prior to the expiration date for review of the proposal.
Under the provisions of the Huntington Beach Zoning and Subdivision Ordinance,
the action taken by the Director of Planning becomes final, unless appealed. A
person desiring to appeal the decision shall file a written notice of appeal with the
Planning Department within ten calendar days of the date of the Planning
Department's action. The notice of appeal shall include the name and address of the
appellant, the decision being appealed, and the basis of the appeal. A filing fee shall
also accompany the notice of appeal. The appeal fee is $494.00. The appeal period
starts at the end of the 10-day review period.
If you have any questions please feel free to call me at (714) 898-8184.
Sincerely,
Maria Rubino, CEO
Integrated Rehabilitation Therapies, Inc.
cc: City of Huntington Beach Planning Department
15239 Springdale Street, Huntington Beach, CA 92649-1 1 S6 714.898.8184 fax: 714.898.8844 www.irt-mc.or
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15241-45 Springdale Street
3,286 sq.ft.(divisible)
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•ITY OF HUNTINGrI)N BEACH
Step One:
Obtain Admin.
Permit Application
from the Planning
Department
Step Two:
- Complete Admin.
Permit Application
- Prepare plans,
mailing list, and
notification letter.
Step Three:
Mail Notification notice
(Note: 10 day comment
period must begin after the
letters are delivered by the
post office.)
Step Four:
Submit Admin. Permit
Application, plans,
mailing list, proof of
mailing, notification letter
and fee to the Planning
Department.
Step Five:
- 10-day comment
period begins.
Step Six:
- Planning Department
takes action.
- 10-day appeal period
begins.
Step Seven:
- 10-day appeal
period ends.
- Submit application
for Certificate of
Occupancy and/or
building permits.
$936
$1,160
Outdoor Dinin
Eatin and Drinkin Establishments not re uirin a CUP
Perso al Enrichment Services
Home Occu ations
Parkin Reduction
Carts & Kiosks
Waiver of Develo ment Standards
Non-conformin structure additions
Privac Gates
Game Centers
Accesso Dwellin Units
Manufactured Home Parks
uestions regarding this process should be directed to the Planning Department at: City of Huntington Beach, Planning Department
2000 Main Street. P O. Box 190, Huntington Beach, CA 92648 (714) 536-5271
ADMINISTRATIVE PERMITS / NEIGHBORHOOD
NOTIFICATION REQUIREMENTS
Neighborhood Notification is required if you are proposing any of the following:
• Alterations to non- • Personal Enrichment in a lease s a
.
.
conforming structures than 5 000 s . ft.
Eating & Drinking
Establishments
Outdoor Dining exceeding
400 sq. ft. (excludes
alcohol)
Day Care, Large Family in
Residential Districts and
CO/CG Zones
.
.
.
less
Manufactured Homes
Laboratories in CO/CG Zones >5,000 sq. ft.
Carts & Kiosks on private commercial
property (excluding Downtown)
Accessory Dwelling Units
Home Occupation Permits (music,
swimming lessons and beauty shops)
Game Centers
Neighborhood Notification is processed in conjunction with an Administrative
Permit by submitting the following to the Planning Department:
• The Administrative Permit Application form
• A copy of the notification letter which indicates the following information:
(See attached sample letter)
- Name of business / applicant - Planning Department phone number
- Location of project (714) 536-5271 and address
- Project description - The dates by which any comments must
- Hours of operation / square be received by the Planning Department
footage / # of employee, (Minimum ten-business days from
students, # of dining chairs (if submittal of application)
applicable) - City appeal process
- Reason for deviation from
code requirements (if
applicable)
• List of all property owners and tenants within 300 feet of subject property
• Proof of mailin from the ost office4 ec" w Ltllvr1q R,y -'P C1YU
• Site Plan, floor plan and/or elevations applicable to the project. pig A-6
• Corresponding application fee (see table below) vl
The initial review of the application requires ten-business a s and starts w en the Plan •ng
Department receives the information stated above. During the ten-business day review
period, staff will analyze, and consider any comments received. Following the ten day
review period, staff will send a Notice of Action letter approving, conditionally approving
or denying the project. The ten day appeal period begins on the date of the Notice of
Action. Once the appeal period ends, your application is final and building permits and/or
your ce rtificate of occupancy may be issued.
FEES
No Fee for Lar e Family Day Cares
$551
Revised February 7, 2007
•
Date:
leLetter53mp
This letter is to notify you that (Name of Business/Applicant) is proposing
to (Project Description) at
(Address) Huntington Beach, CA. Pursuant to Section 241.24 of JJ c r
the Huntington Beach Zoning and Subdivision Ordinance, the Neighborhood Notification process is
required. You may review the proposed plans at the Planning Department, 2000 Main Street, Huntington
Beach, CA, from (date) to (date)(Minimum 1.0 days), or contact the
Planning Department at (714) 536-5271 . All comments must be submitted to the Planning Department
prior to the expiration date for review of the proposal.
Under the provisions of the Huntington Beach Zoning and Subdivision Ordinance, the action taken by the
Director of Planning becomes final, unless appealed. A person desiring to appeal the decision shall file a
written notice of appeal with the Planning Department within ten calendar days of the date of the
Planning Department's action. The notice of appeal shall include the name and address of the appellant,
the decision being appealed, and the basis for the appeal. A filing fee shall also accompany the notice of
appeal. The appeal fee is $494.00. The appeal period starts at the end of the 10-day review period.
If you have any questions, please feel free to call me at
Sincerely,
(Applicant)
Cc: City of Huntington Beach Planning Department
Revised February 7, 2007
!9
ANTHONY D. TORTORICE
324 Carroll Park West
Long Beach, California 90814
(213) 438-1550
June 25, 1991
Mr. Kirk Kirkland
Chairman , Planning Commission
City of Huntington Beach
2000 Main Street
Huntington Beach , CA 92648
Dear Mr. Kirkland:
I'm wri ting to urge your support for a conditional use permit application at 15241-45
Spri ngdale Street in Huntington Beach by the Services for the Developmentally Disabled of Long
Beach (SDDLB).
SDDLB was founded as a non-profit corporation 10 years ago by two music therapists,
Maria Rubino and Helen Dolas , to provide an alternative to the prevailing inhumane practice of
warehousing severely disabled adults . Their approach is that of music and arts therapy. Disabled
persons who have been physically and emotionally locked within themselves are given a wonderful
means of expression and self -fulfillment . The program, the only one of its kind in southern
California , is very highly regarded by State and County social se rvice agencies.
I became familiar with SDDLB by virtue of reviewing , in my capacity as a planning
commissioner for Long Beach, their C.U.P. application to run a similar facility in the Belmont
Heights area. As a planning commissioner , I am, like you, concerned that commercial or
institutional uses do not impinge on the quality of life in residential areas . SDDLB was able to
demonstrate that they have been excellent neighbors at all of their sites, designing their facilities in
ways that minimize the impact on surrounding residences and maintaining their facilities to the
highest possible standards . Their facility in Belmont Heights, an area of lovely single family homes,
is indistinguishable from the surrounding homes except for the wheelchair ramp at the fr ont
entrance.
I would expect them to be similarly exemplary neighbors in the commercial development in
Huntington Beach for which they are submitting their conditional use permit . Our experi ence in
Long Beach with SDDLB has been without problems of any kind . It has the strong support of
neighbors , City Council , and an extensive network of concerned parents, artists, and social workers.
They perform a much needed social service for Long Beach and the whole South Bay . I believe that
Huntington Beach would be equally well-served by this fine organization.
If you or your colleagues have any questions or would like to discuss the issue further,
please feel free to call me at any time.
Respectfully,
Anthony D. Tortorice
Planning Commissioner , City of Long Beach
ATiA - Ac .XT 1,1f)_ 4-
PIST®/A 15 BELMONT
NEWPORT BEACH, CALIFORNIA 92660GRAPHIC RESIGN (714) 644-0623, FAX (714) 644-1956
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August 9, 1991
Maria Rubino
Services for Developmentally
Disabled of Long Beach, Inc.
3962 Studebaker Road
Long Beach, CA 90808
Dear Maria:
It is with pride that I write the letter of reference that
you requested.
Since our meeting six years ago , I have never ceased to be
amazed at the accomplishments of your programs . Your recent
art show at the Ken Edwards Community Service Center in
Santa Monica is a testament to the effectiveness of art as
a tool in working with severely disabled individuals.
As you have shown , through art even the most disabled individual
is given the means to express himself and thus gain a sense
of accomplishment and achievement. For a great many of the
individuals in your programs , art is their only avenue of self-
expression.
I want to thank you again for refusing to ignore this often
forgotten segment of our population ; we all deserve a chance
to realize our greatest potential.
Sincerely,
Vicki Pistoia
PARKCREST REALTY
Investment • Residential • Real Estate
3960 Studebaker Road Bus-(213)421-9910
Long Beach , CA 90808 Res- (213) 430-7277
6/17/91
To whom it may concern;
I am writing this letter in support of the Developmentally
Disabled of Long Beach , Inc. Services , they are one of our best
tenants and I highly recommend them as an ideal tenant for your
center as well.
Also, their program I feel is of a great benefit to our
community and therefore treated with the highest regard.
Respectively Yours,
An y Seh s
0 •
TENNI
SHOE STORE
PARKCREST CENTER
3960 STUDEBAKER RD., SUITE 103
(at Los Coyotes Diagonal and Parkc rest)
Long Beach 90808 Phone : 429-0946
To: Huntington Beach City
Planning-Commission
June 14, 1991
Dear Planning Commission Member,
This is a letter of support regarding Services for Developmentally
Disabled of -Long Beach, Inc. They have proven to be good tenant neighbors
here at Parkcrest Center. SDDLB has two seperate programs with occupancy
of approximately 50 students participating.
As a tenant and community member it is felt that these programs , Therapeutiuc
Arts Program and Creative Arts Program , meet a special need in the
community for individuals with developmental disabilities.
I support continuation and development of this type of handicapped
programming in any community.
Sincerely,.
Sam Lichtenstein Howard Hanson
Tenni Moc's
Shoe Store
3960 Studebaker Rd. Ste.,103
Long Beach Ca 90808
496-4858 or 496-1352
11
To: Huntington Beach City
Planning Commission An Atmosphere of Hair
June 14, 1991
3960 STUDEBAKER RD. * 101
LONG BEACH, CA 90808
Dear Planning Commission Member,
This is a letter of support regarding Services for Developmentally
Disabled of.Long Beach, Inc. They have proven to be good tenant neighbors
here at Parkcrest Center. SDDLB has two seperate programs with occupancy
of approximately 50 students participating.
As a tenant and community member it is felt that these programs, Therapeutiuc
Arts Program and Creative Arts Program, meet a special need in the
community for individuals with developmental disabilities.
I support continuation and development of this type of handicapped
programming in any community.
Sincerely,
h-r-vim a .
17
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Fine Time Piece Saks and Servke
SOUTHERN CALIFORNIA
CLOCKSMITH
Your Time Is Our Business
Mantle Clocks, Wall Clocks
& Grandfather Clocks
Expert Repairs of New & Antique Clocks
House Calls
V-N'
3960 Studebaker Rd. 1104 Phone
Long Beach, CA 90308 (213) 421-1639 J..W
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To: Huntington Beach City
Planning Commission
June 14, 1991
Dear Planning Commission Member,
This is a letter of support regarding Services for Developmentally
Disabled of-Long Beach, Inc. They have proven to be good tenant neighbors
here at Parkcrest Center. SDDLB has two seperate programs with occupancy
of approximately 50 students participating.
As a tenant and community member it is felt that these programs, Therapeutiuc
Arts Program and Creative Arts Program, meet a special need in the
community for individuals with developmental disabilities.
I support continuation and development of this type of handicapped
programming in any community.
Southern California Clocksmith, Owner
3960 Studebaker Rd. #b104
Long Beach, Ca 90808
0
To: Huntington Beach City
Planning Commission
June 14, 1991
Dear Planning Commission Member,
I
PIZZA & SUBS PIZZA & SUBS
JOHN SEHREMELIS PETE SEHREMELIS
3960 STUDEBAKER ROAD 3960 STUDEBAKER ROAD
(Studebaker & Carson) (Studebaker & Carson)
LONG BEACH. CA LONG BEACH. CA
(213) 420-8989 (213) 420-8989
This is a letter of support regarding Services for Developmentally
Disabled of Long Beach, Inc. They have proven to be good tenant neighbors
here at Parkcrest Center. SDDLB has two seperate programs with occupancy
of approximately 50 students participating.
As a tenant and community member it is felt that these programs , Therapeutiuc
Arts Program and Creative Arts Program , meet a special need in the
community for individuals with developmental disabilities.
I support continuation and development of this type of handicapped
programming in any community.
incerely,
John Sehremelis
Fratello 's Pizza Co-Owner
3960 Studebaker Rd. #107
Long Beach Ca 90808
•
The Glass Chamber
3962 Studebaker Road #201
Long Beach, California 90808
(213) 420-8747
June 17, 1991
•
To Whom It May Concern,
The Theraputic Arts Program has recently opened a facility
in our center . Their operation is run smoothly and
professionally while performing a valuable service to the
developmantally disabled in our community.
Alice Delaney
The Glass Chamber
ATTACHMENT NO. 5
ALTERNATIVE FI DIN FOR DENIAL
1. The proposed day program for developmentally disabled will not
be compatible with adjacent properties /uses because the
parking lot requires restriping for handicapped to insure safe
access, loading, and unloading.
2. The establishment , maintenance and operation of the day program
for developmentally disabled will be detrimental to the general
welfare of persons working or residing in the vicinity and
detrimental to the value of the property and improvements in
the neighborhood.
3. On-site parking and circulation are inadequate for the proposed
day program for developmentally disabled and have the potential
of creating a congestion and circulation hazard.
4. Ingress and egress to the site has the potential of creating
additional traffic impacts to the intersections along
Springdale Street and Enginer Avenue.
5. The granting of Conditional Use Permit No. 91 -40 for day
program for developmentally disabled will adversely affect the
General Plan of the City of Huntington Beach.
6. The location , site layout , and design of the proposed day
program for developmentally disabled does not properly adapt
the proposed structures to streets , driveways, and other
adjacent structures and uses in a harmonious manner.
7. The combination and relationship of one proposed use to another
on a site are not properly integrated.
8. The access to and parking for the proposed day program for
developmentally disabled creates an undue traffic problem
because safe access for loading and unloading do not currently
exist at the site.
sraFF hStington beach department ocommunity development
EPOR
TO:Planning Commission
FROM:Community Development
DATE:September 4, 1991 Huntington Beach
SUBJECT:CONDITIONAL USE PERMIT NO. 91-40 PLANNING DEPT.
APPLICANT :Maria Rubino /Services for DATE AC EPTED:
Developmental Disabled of August 9,1991
Long Beach, Inc.
3962 Studebaker Rd. Ste. 206
Long Beach , CA 90808
PROPERTY Von der Ahe Partners
OWNER: 26440 La Alameda No. 200
Mission Viejo , CA 92691
REQUEST : To permit an instructional
day program for devel-
opmentally disabled adults
to operate in an existing
industrial complex.
LOCATION: 15241 - 15245 Springdale
Huntington Beach, CA
MANDAT RY PRO ES IN DATE:
October 8, 1991
ZONE: M1-A (Restricted
Manufacturing )
GENERAL PLAN : General
Industrial
EXISTING USE: Industrial
Complex
ACREAGE: 5 .86 acres (255,428 .5 sq. ft.
1 U E TED A TI N:
Motion to: "Approve Conditional Use Permit No. 91 -40 with findings
and suggested conditions of approval."
2 0 GENERAL INF RMATI N:
Conditional Use Permit No. 91-40 is a request to permit a day program
for developmentally disabled adults to operate in an industrial
complex . Section 9630 .P. nal Enrichment Service
greater than 2,500 square feet to o erate in any dis ictexcep
si i tr . . al use ermit approva y
he Plannin Co Personal Enrichment Service is de fined in
t e Huntington Beach Ordinance Code as "Provision of instructional
services or facilities , including but not limited to, fine arts,
crafts, dance or music studios , driving schools , and business or trade
schools except those leading to a degree as defined by the State of
California Education Code."
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URR DI LAND SE Z N N AND ENERAL PLAN DE IGNATION :
Su ' c Pr r .
GENERAL PLAN DESIGNATION : General Industrial
ZONE: M1-A (Restricted Manufacturing)
LAND USE: Industrial
N rth So h n W t f Pr r .
GENERAL PLAN DESIGNATION: General Industrial
ZONE: M1-A (Restricted Manufacturing)
LAND USE: Industrial
East of Sub' Pr ert :
GENERAL PLAN DESIGNATION : Low Density Residential
ZONE: R-1 (Low Density Residential)
LAND USE: Single Family Residential
4.0 ENVIRON MENTAL TAT :
The proposed project is categorically exempt pursuant to Class 1,
Section 15301 of the California Environmental Quality Act.
5.0 OASTAL TAT Not applicable.
6.0 REDEVELOP MENT STATU : Not applicable.
7.0 PECIFI PLAN: Not applicable.
8.0 SUBDIVISI N OMMITTEE : Not applicable.
I E AND ANALYSI :
The proposed project is a request to operate a day program for
handicapped adults out of three suites in an existing industrial
complex . This use of a Personal Enrichment Service is permitted in
the industrial district if the building square footage is 2,500
square feet or more. The total square footage for the three suites
is 3,286 square feet.
The applicant, Services for the Developmentally Disabled of Long
Beach, Inc ., proposes a day program to provide instructional
services and community interaction for adults with multiple
disabilities . The program , called Encore, caters to post high
school age clients and provides opportunities for co mmunity
interaction through day trips, participation in local classes, and
recreational events as well as training and teaching on an
individual basis.
The project is a unique situation in that while serving up to
twenty-four (24) clients, only staff members and one over-sized
handicapped van will require parking. Clients will not be driving
themselves to the site and therefore do not require any additional
parking spaces. Trans ortation will be rovided is
from their home to the site by vans Dev lo mental
isa 1 i ies enter of Ora t
Staff Report - 9/4/91 -2- (0579d)
The project is a unique situation in that while serving up to
twenty-four (24) clients, only staff members and one over-sized
handicapped van will require parking. Clients will not be driving
themselves to the site and therefore do not require any additional
parking spaces. Transportation will be provided for the clients
from their home to the site by vans operated by the Developmental
Disabilities Center of Orange County.
Many vans will be used for drop-off and pick-up at the start and end
of each day, while one van will remain on -site at all times to be
used for day trips into the community. Circulation and adequate
loading and unloading space will be provided by restriping three
compact parking spaces for handicapped parking on the north side of
the building. These three compact parking spaces were not required
nor shown on the original building permit on file in the Building
Division. The three spaces are currently oriented on a north-south
axis perpendicular to the building. When the spaces are restriped
for handicapped access, the vans will pull in horizontally to the
building and load and unload either through a side passenger door or
a rear loading door depending on the design of the van. Removal of
a planter and installation of a handicapped ramp on the north side
of the building will be required to utilize this space for loading
and unloading. The applicant has received landlord approval for
these necessary changes at the site.
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Staff Report - 9/4/91 -3- (0579d)
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Section 9 .602.2.5 of the Huntington Beach Ordinance Code requires
one (1) parking space per thirty -five (35) square feet of
instruction area for a personal enrichment service. However, staff
has determined that this requirement does not apply to this
particular use, because none of the clients will be driving ,p Yty-1 'themselves to the site . Parking will be re uired onl for 5 - 6 TIOPJ r,BO
employees and the Encore Program van which will remain on-site
overni ht . The par ing ra to re uired for 3,286 square feet of
l ondustrial ui ing area is one (1) parking space per ive- undred
s ar in s aces. e par i
or employees and the van are met at current parking stan a
Compatibility with the surrounding land uses of the industrial
complex and the residential area across Springdale Street to the
east can be met with certain conditions of approval for the
project . Providing the loading and unloadin of the clients at the
rear of the ui i n is reduces the ris o acct en s
cau i is not necessar to cross any driveways or thoro res
en er e uildin . While a handicapped ramp is provided on the
south side of the building , installing a similar ramp on the north
side of the building provides convenience as well as preventing
clients from entering drive aisles.
Staff Report - 9/4/91 -4- (0579d)
The applicant has submitted several letters of reco mmendation from
tenants at a similar site in Long Beach . The program in Long Beach
operates in a co mmercial shopping center and provides services to
twice as many clients as the proposed program in Huntington Beach.
(See Attachment No. 4)
The residential district to the east is separated by buildings in
the industrial complex , Springdale Street, and a flood control
channel. No compatability problems are anticipated with the
establishment of the day program.
Conclu ion:
Staff feels that Services for Developmentally Disabled of Long
Beach , Inc. are proposing a viable and valuable program at
15241-15245 Springdale Street. Parking demands can easily be met
and any potential problems with circulation , loading , and unloading
can be mitigated through certain design changes such as restriping
three parking spaces for handicapped and installation of a
handicapped access ramp . Staff feels the applicant is proposing a
needed service for the Huntington Beach community by providing this
day program for a unique segment of our population . -The use is
compatible with the surrounding land uses and meets all standards of
the Huntington Beach Ordinance Code.
Recommend i n:
Staff reco mmends that the Planning Commission approve Conditional
Use Permit No. 91-40 with the following findings and suggested
conditions of approval.
FIN IN VA - ND I E PERMIT N 1-4 :
1. The location , site layout, and design of the proposed
instructional day program properly adapts the proposed
structures to streets , driveways, and other adjacent structures
and uses in a harmonious manner. By restriping three compact
parking spaces for handicapped parking, proper circulation,
loading, and unloading will be provided.
2. The combination and relationship of one proposed use to another
on the site are properly integrated . The use will take place
entirely within a building and will utilize parking directly
adjacent to the building.
3. The access to and parking for the proposed personal enrichment
service does not create an undue traffic problem. With proper
design of a handicapped parking , loading and unloading zone no
traffic problems are anticipated.
CONDITIONS OF APPROVAL USE PERMIT N 1-4 :
1. The site plan, floor plans, and elevations received and dated
July 12, 1991 shall be the conceptually approved layout with
the following modifications:
Staff Report - 9/4/91 -5- (0579d)
a. A handicapped access ramp indicated on the north side
of the building.
b. Depict a restriping detail replacing the three compact
parking spaces on the north side of the building with
handicapped striping.
2. Prior to final building permit approval or issuance of a
Certificate of Occupancy, the following shall be completed:
a. A handicapped access ramp will be constructed on the north
side of the building.
b. The three compact parking spaces on the north side of the
building will be restriped for handicapped parking after
removal of the existing planter.
3. The Encore Program van shall be parked in a designated
handicapped parking space when remaining on-site overnight.
4. The Building Division requirements are as follows:
a. Building to be handicapped accessible including parking,
access into building , passage through each room and
restrooms.
5. The Fire Department requirements are as follows:
a. Install smoke detectors throughout the facility.
b. Install panic hardware and remove keyed dead bolts.
c. Post all exits.
d. Provide minimum of three, 2A-10BC fire extinguishers.
e. Have fire sprinkler system inspected and certified.
f. Eliminate the use of extension cords.
g. Conduct monthly fire drills and keep log.
h. Post an emergency pre-fire plan.
i. Obtain clearance from Orange County Social Services.
6. A Certificate to Operate shall be issued by the Department of
Development as required by Section 9730.80 of the Huntington
Beach Ordinance Code.
The Planning Co mmission reserves the right to modify the terms
of Conditional Use Permit No. 91-40 if any violation of these
conditions or the Huntington Beach ordinance Code occurs.
Staff Report - 9/4/91 -6- (0579d)
48•/Conditional Use Permit No. 91-40 shall become null and void
unless exercised within one (1 ) year of the date of final
approval , or such extension of time as may be granted by the
Planning Commission pursuant to a written request submitted to
the Planning Division a minimum 30 days prior to the expiration
date.
A hm n
1. Area Map
2. Applicant's Narrative
3. Site Plan , Floor Plan and Building Elevations dated July 12,
1991
4. Letters of reco mmendation
5. Alternative Findings for Denial
HS:JM:jr
Staff Report - 9/4/91 -7- (0579d)
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PROPOSED U OF PROPERTY AT 15241-15245 SPRIFGDALE STREET
HUNTINGTON BEACH, CA.
l J I.J s1JJ
PROPOSAL METHODOLOGY
Dept. OfC.-.,.D:ra,o;rent
Increasingly , individuals who experience severe handicapping
conditions are living in the community rather than in state-run
institutions . Individuals who were once believed incapable of
community living now reside with their families , in foster homes,
group homes , or intermediate care facilities (ICF/DD). As
various community living options have emerged , so have the post-
secondary educational , vocational , and recreational services for
individuals with developmental disabilities . One group of
people , however, continues to be denied access to many of the
available community options. This population consists of people
who have multiple disabilities and those who are often labeled
severely to profoundly mentally retarded . Individuals in this
group may also experience other handicapping conditions such as
cerebral palsy, spina bifida , seizure disorders , autism,
deafness , and blindness . This group is particularly in need of
post-secondary community day-program options.
The purpose of the ENCORE program is to provide a
stimulating community and site -based day-program that will
promote the principles of normalization and learning in the least
restrictive environment . This program will serve post high-
school age individuals with developmental disabilities who may
exhibit mild to severe physical limitations or health -related
problems . The intent of this program is to serve up to 24 Orange
County consumers (herein referred to as "clients") who currently
live at their own home or in licensed residential facilities.
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These particular individuals are not being served by any other
day program.
This day program will provide training to severely
handicapped people in a positive educational , vocational, and
recreational context . Three key factors will guide this day
program in providing an enriching environment . These principles
are: normalization, integration and personalization.
at
In this context normalization means two things : First, this
program will provide the clients with normal community,
educational , recreational , and vocational activities.
Individuals will come to the day -program in the morning,
participate in academic and elective classes on site or at a
community college, eat lunch with their non -handicapped peers, go
into the community , and go home in the afternoon . Hence, clients
have access to normal campus and community events and a normal
rhythm of life . Secondly , normalization means that this day-
program will use culturally normative means as much as possible
to teach culturally normative behavior . The ENCORE Program will
involve individuals in age-appropriate activities using age-
appropriate materials . Staff will interact with clients in an
age-appropriate manner . Staff of the ENCORE Program will not
take clients into the community in large groups (more than four
participants ) as it may emphasize their differences from other
people. Similarly , the facility in which the program will meet
will be designed to blend into the surrounding co mmunity.
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Inte ration
Integration means that the clients of the ENCORE Program
will participate in normal daily activities with non -handicapped
persons, including their non-handicapped peers .. Integration will
include regular interaction with friends and staff , participation
in co mmon community settings, such as art galleries and museums,
music and theatrical performances, community college classes,
public parks, restaurants, and shopping centers , as well as
structured interactions with peers at the facility. In the
creative arts areas , clients-will also participate in integrated
work activity by promoting , displaying and selling their own art
work in public galleries.
We believe that integrated activities have benefits for
both clients and community members. Each group can learn from
the other . Clients of the day-program have an opportunity to
learn from people who model appropriate behavior . Program staff
will be reminded of the standards of age-appropriate behavior
during these interactions with non-handicapped role models.
Likewise, members of the community have a chance to learn the
positive value of severely handicapped citizens.
s a zat
The concept of personalization means that the client's
environment, daily schedule , instructional method , and materials
will be individualized as much as possible for that person.
Staff will honor individual preferences for artistic,
educational , vocational , and recreational activities . Staff will
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treat clients with dignity and take into account their personal
histories , special needs and styles . SDDLB realizes that a
primary key in-aiding these individuals in their goals is support
and direction of their psycho /social and social /emotional needs.
The therapeutic component of this program is essential for the
individuals to facilitate a healthy transition to an integrated
life style.
ROGRAM HOURS
Program hours for the ENCORE Pro ram will be approximately
9:00 a.m . until 2:30 p.m. Monday through Friday. Door-to-door
client transportation time is not calculated in this time. This
day program will provide five hours of direct instruction five
days a week. The calendar of this day program will run year-
around, closing only on traditional holidays, (Memorial Day,
Labor Day, Christmas, New Years , etc.), and three additional days
during the year for staff in-service training.
RANSPORTATION
Specialized door-to-door transportation service for all
clients will be arranged and provided for by The Developmental
Disabilities Center of Orange County. Whenever possible and
feasible , the staff at ENCORE will work with clients on
independent methods of transportation . Before any independent
bus training will begin , however, written permission must be
received from the client, his or her guardian , and the
Developmental Disabilities Center of Orange County.
DESCRIPTION OF SURROUNDING SITE USES
The property at 15241-15245 Springdale Street in Huntington
Beach is an ideal location for this program. The parking lot is large
and approachable from many directions, making it accessible for vans
and other vehicles to load, unload and pass without problem. Businesses
in the adjoining areas consist of a variety of commercial and retail
businesses, including a restaurant, a recycling center, travel agency,
importing businesses, and tool making. With the-consent of these businesses,
they could provide many new learning experiences for our clientele.
Those businesses that wish not to be disturbed, will not. Clients are
taken into the community in small. groups in an effort to not draw to
attention to their differences, and also to not create a disturbance
in the normal flow of business. Residential areas are set away from
the property at 15241 Springdale, and therefore will not be disturbed
by any activity.
•HUNTINGTON CENTS
Springdale Street At Engineer Drive
ENGINEER DRIVE
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Huntington Beach Planning Commission
P.O. BOX t90 CALIFORNIA 92648
September 6,,41991
Maria Rubino/Services fur Developmental
Disabled of Lon Beach, Inc.
3962 Studebaker Road, Ste. 206
Long Beach, CA 90803
SUBJECT: CONDITIONAL USE PERMIT NO. 91-40
REQUEST: To permit an instructional day program for
developmentally disabled adults to operate in an existing
industrial complex.
LOCATION : 15241 - 15245 Springdale
DATE OF
APPROVAL : September 4, 1991
FINDINGS FOR ABP VA - ND AL USE ER SIT -.jQ:
1. he location, site layout, and design of the proposed
;nstruct:onal day program properly adapts the proposed
structures to streets, driveways, and other adjacent structures
and uses in a harmonious manner. By restriping three compact
parking spaces fcr handicapped parking, proper circulation,
loading, and unloading will be provided.
2. The combination and relationship of one proposed use to another
on the site are properly integrated . The use will take place
entirely within a building and will utilize parking directly
adjacent to the building.
3. The access tc and parking for the proposed personal enrichment
service does not create an undue traffic problem. With proper
design of a handicapped parking, loading and unloading zone no
traffic problems are anticipated.
ND T NC V
1. The site plan, floor plans , and elevations received and dated
July 12, 1991 shall be the conceptually approved layout with the
following r.odifications:
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Conditional Use Permit .+o. 91-40
Page Two
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a. A handicapped access ramp _ndeicated on the north side
of the building.
b. Depict a restriping detail replacing the three compact
parking spaces on the north side of the building with
handicapped striping.
2. :=ior to final building permit approvEl or issuance of a
Certificate of Occupancy, the following shall be completed:
a. A handicapped access ramp will be constructed on the north
side of the building.
b. The three compact parking spaces on the north side of the
building will be _estriped for handicapped parking after
removal of the existing planter.
3. The Encore Program van shall be parked in a designated
handicapped parking space when remaining on-3ite overnight.
4. The Building Division requirements are as follows:
a. Building to be handicapped accessible including parking,
access into building, passage througn each room and
restrolms.
5. The Fire Department requirements are as fo l lows:
a. Install smoke detectors throughout the facility.
b. Inblall panic hardware and remove keyed dead bolts.
''c. Post all exits.
d. Provide minimum of three, 2A -10BC fire extinguishers.
Have fire sprinkler system inspected and certified.
Eliminate the use of extension cords.
Conduct monthly fire drills and keep log.
Post an emergency pre-fire plan.
Obtain clearance from Orange County Social Services.
6.,A Certificate to Operate shall be issued by the Department of
``'Development ar required by Section 9730.80 of the Huntington
"'Beach Ordinance Code.
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Conditional Use Permit .o. 91-40
Page Three
7. The Planning Commission reserves the right to modify the terms
of Conditional Use Permit No. 91-40 if any violation of these
conditions or the Huntington Beach ordinance Code occurs.
8. Conditional Use Permit No. 91-40 shall become null and void
unless exercised within one (1) year of the date of final
"approval , or such extension of time as may be granted by the
Planning Commission pursuant to a written request submitted to
the Planning Division a minimum 30 days prior to the expiration
date.
I hereby certify that Conditional Use Permit No. 91-40 was apprc•ied
by the Planning Commission of the City of Huntington Beach on
September 4, 1991 upon the foregoing findings and conditions. This
approval represents conceptual approval only; detailed plans must be
submitted for review and the aforementioned conditions completed
prior to final approval.
Sincerely,
Mike Adams , Secretary
Planning Commission
Ha Y Simmor.s
Senior Planner
(0688d-4,6)
SITE PLAN
HUNTINGTON CENTS
Springdale Street At Engineer Drive
ENGINEER DRIVE
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RESo oN u-f A1°pU
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RESOLUTION NO. 1266
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF HUNTINGTON BEACH ADOPTING A LIST
OF USES WHICH WILL BE ALLOWED AS PART OF A
MIXED USE INDUSTRIAL DEVELOPMENT LOCATED ON
THE SOUTHWEST CORNER OF SPRINGDALE STREET AND
ENGINEER DRIVE.
WHEREAS, Section 9530.2.1 of the Huntington
Beach Ordinance Code requires that a resolution be adopted
by the Planning Co mmission prior to the approval of a condi-
tional use permit in order to establish a listing of uses
which will be allowed in mixed use industrial development;
and
WHEREAS, the Planning Commission of the City of
Huntington Beach has reviewed the list of uses requested by
the applicant for Conditional Use - 4 and has
reviewed the proposed project and considered that said uses
are compatible with the proposed project and the surrounding
uses; and
WHEREAS, the developer has agreed to keep the City
apprised at all times of the ratio of commercial and of '
operations, so that he does not excee tha r-
e by the approva of this condit' it; and
WHEREAS, any violation of the terms of this resolu-
tion or of any condition of approval shall automatically
subject the conditional use permit to a public hearing for
possible revocation;
NOW, THEREFORE, BE IT RESOLVED that the following
list of categorical uses are permitted uses for the mixed use
e opmen a e sou wes corner of Springdale Street and
Engineer Drive and any additions, modifications, or revisions
to this list shall require a revised resolution prior to es-
tablishment of any such condition, modification, or revision:
Buildin No. 8 identified on the approved site
plan shall contain the commercial service and
office professional uses. Co mmercial and office
uses permitted in the mixed use development shall
be limited to the following: Fast-food take-out
services limited to one such use per street front-
age (e.g., sandwich shop, delicatessen, donut/
coffee shop) with no drive-through or major chains;
auto parts and storage; office supply and equip-
ment distribution and sales; artist supply distri-
bution, storage, and sales; computer service and
sales; electronic equipment service and sales;
television repair service and incidental
sales; locksmith; trophy and award manufacturing
Page 2
and incidental sales; carpet warehouse (wholesale
and retail); vacuum and sewing machine reconditioning,
repair, and incidental sales; appliances (refrigerators,
washers and dryers, water heaters, air conditioners)
reconditioning, repair, and sales; interior decorators
(storage, showroom, and retail); glass and mirror com-
pany; commercial/industrial real estate (leasing,
property management, and sales offices); secretarial and/
or answering service; advertisement and marketing;
architect/engineering firm; travel agency; accounting/
bookkeeping services; insurance agency; credit offices;
security services; truck and auto leasing agency (no
outside storage).
REGULARLY PASSED AND ADOPTED by the Planning Co mmission
of the City of Huntington Beach, California, on the sixteenth
day of September , 1980, by the following roll call vote:
AYES: Bannister, Kenefick, Winchell, Bauer
NOES: Porter, Greer, Schumacher
ABSENT: None
ABSTAIN: None
ATTEST:
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mes W. Palin, Secretary Marcus M. Porter, ' man
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