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HomeMy WebLinkAboutResolution - 2301 RESOLUTION NO. 2301 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN JACINTO, CALIFORNIA, DENYING A CONDITIONAL USE PERMIT (CUP) TO ALLOW A GROUP HOME FOR UP TO 24 DISADVANTAGED YOUTHS BETWEEN THE AGES OF 12 AND 17 ON PROPERTY LOCATED AT 700 E. MAIN STREET, AN EXISITNG 10-UNIT APARTMENT COMPLEX ON THE SOUTHEAST CORNER OF MAIN STREET AND CAMINO LOS BANOS: CUP NO, 9-00 WHEREAS, NICK TAVAGLIONE filed an application on November 8, 2000, File No. CUP 9-00, for a conditional use permit to allow for the conversion of a 10-unit apartment complex into a group home for up to 24 disadvantaged youths between the ages of 12 and 17 ("Application") on approximately .37 acres of land, located at 700 E. Main Street, an improved parcel on the southeast corner of Main Street and Camino Los Banos ("Subject Site")-, and WHEREAS, the property affected by the Application is within the R-3, Multiple Family Residential, zoning district; and WHEREAS, on January 10, 2001, March 7, 2001, and again on March 26, 2001 , the Planning Commission of the City of San Jacinto ("Commission") conducted duly noticed public hearings on the Application at which time all persons wishing to testify in connection with the Application were heard and the Application was comprehensively reviewed; and WHEREAS, on July 19, 2001, the City Council of the City of San Jacinto ("Council") conducted a duly noticed public hearing on the Application at which time all persons wishing to testify in connection with the Application were heard and the Application was comprehensively reviewed; and WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SAN JACINTO RESOLVES AS FOLLOWS: SECTION 1. Based on the entire record before the Council, all written and oral evidence presented to the Council, and the findings set forth in this Resolution, the Council denies Conditional Use Permit No. 9-00, which sought to allow for the conversion of a 10-unit apartment complex into a group home for up to 24 disadvantaged youths between the ages of 12 and 17 on the Subject Site. SECTION 2. Based on the entire record before the Council and all written and oral evidence presented to the Council, the Council finds as follows: A. The use for which the CUP is proposed is not in accordance with the purposes of the City of San Jacinto Zoning Ordinance and the objectives of the R-3, Multiple Family Residential, zoning district. As defined in the Purpose statement for the establishment of residential districts, the purpose is to "provide the flexibility to ensure a wide range of housing types while preserving adequate light, air and open space for each dwelling; protect residential neighborhoods from objectionable influences..." Furthermore, the R-3 zone is designed to "...provide locations for multiple family residential projects,.." It also provides forthe "protection of existing housing stock..." The proposed project is not in accordance with the San Jacinto Zoning Ordinance and the objectives of the R-3 zone for the following reasons: 1. Evidence presented at the public hearing indicates that the site is too small to provide adequate light, air and open space for the residents of the facility. The site plan shows that approximately 75 percent of the lot is devoted to building floor area, covered parking, and vehicle maneuvering, leaving minimal area for recreational facilities and open space for use by the residents. Since the primary beneficiaries of the proposed facility are children between the ages of 12 to 17, limited on-site open space and recreational areas would be detrimental to their health and well being. 2. Evidence presented at the public hearing indicates that the R-3 zone limits lot coverage by buildings to no more than 50 percent of the lot area. The site plan shows that the building and carports cover more than 57 percent of the lot. Thus, approval of the proposed use at the Subject Site is not appropriate given the nonconforming nature of the Subject Site. 3. Evidence presented at the public hearing indicates that there is an over-concentration of group home living arrangements in the City of San Jacinto, including 13 known licensed group home facilities as well as other unlicensed facilities. Thus, approval of this use would intensify the incompatible nature of such land uses in the City. 4. Evidence presented at the public hearing indicates that parking impacts created by the facility would create objectionable conditions and influences. The site plan indicates that this use contains a shortage of on-site parking. As a result, approval would promote the overuse of city streets for facility parking purposes. The evidence indicates that the parking needs of the management and staff of the facility can be accommodated on-site, however visitors to the facility must use on-street parking. Such parking conditions create safety concerns and are incompatible with the residential nature of this area. 4. The proposed facility at the location described herein would lead to the elimination of ten dwelling units from the multiple family housing segment/inventory, which is contrary to the objectives of the R-3 zone which call for the preservation of existing housing stock. Moreover, removal of these units is contrary to State Housing Law, which seeks to promote the availability of housing for low and moderate-income families. B. The use for which the CUP is proposed is not consistent with the Land Use Element of the General Plan which calls for adequate buffering to prevent incompatibilities between the land uses and surrounding properties." The proposed project is not in accordance with the Land Use Element of the General Plan for the following reasons: 1. Evidence presented at the public hearing indicates that the proposed facility has the potential to generate excessive noise, traffic and security concerns to the detriment of the surrounding single-family properties. Most importantly, a shortage of on-site parking will lead to an overuse of City streets for facility parking purposes, as visitors to the facility are forced to use City streets for their parking needs. 2. Evidence presented at the public hearing indicates that approximately 75 percent of the lot is devoted to building floor area, covered parking, and vehicle maneuvering, leaving minimal area for recreational facilities and open space. As a result, the residents of the facility will be forced off-site and into the neighborhood in search of recreational facilities and open space. Such activities inevitably lead to an over-use and strain on recreational services and amenities offered by the City. C. The use for which the CUP is proposed is not consistent with the Hazards Management Element of the General Plan, which seeks"the reduction and eventual elimination.,.of all human related hazards to life and public safety."The proposed project is not in accordance with the Hazards Management Element of the General Plan for the following reasons: 1. Evidence presented at the public hearing indicates that there is a shortage of on-site parking facilities. Thus, visitors to the facility will be forced to park on City streets. The over-use of City streets for parking purposes creates dangerous traffic conditions in this area as pedestrians, especially children, are forced maneuver through and around an excessive number of parked automobiles. Such street conditions create hazards to the public safety and welfare of nearby residents. D. Based upon the foregoing, the facility exceeds the maximum lot coverage of the zone, does not provide adequate recreational facilities, does not provide adequate on-site parking, and is not compatible with surrounding single- family residential uses. As a result, the use would be detrimental to the public health, welfare and safety of the immediate neighborhood and community as a whole. PASSED, APPROVED AND ADOPTED, this 2n' day of August 2001. Vote: Ayes' Ayres , Carlson-Buydos, Conner, Good, Williams Noes: None Abstain: None 1L. - d Patrick A. Williams, Mayor Susan Matthew, CIVIC, CityClerk