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Agenda Item 11.

Planning Commission

Meeting Date:

02/25/2020

Subject:

CONDITIONAL USE PERMIT NO. CUP 20-02 – A REQUEST BY NO LIMITS LEARNING CENTER TO OPERATE A LEARNING CENTER FOR ADULTS WITH MINOR DEVELOPMENTAL DISABILITIES WITHIN THE M-1 (PD) LIGHT INDUSTRIAL (PRECISE DEVELOPMENT) ZONE

REQUEST

A request to approve a Conditional Use Permit to operate a learning center for adults with minor developmental disabilities within the M-1 (PD) Light Industrial (Precise Development) zone.

RECOMMENDATION

Staff recommends the Planning Commission approve Conditional Use Permit No. CUP 20-02, subject to conditions in the draft Resolution.

BACKGROUND/DISCUSSION

BACKGROUND
Courtni English, President and Chief Executive Officer of No Limits Learning Center, requests a Conditional Use Permit (CUP) to operate an educational program for adults with developmental disabilities. The proposed site is located at 925 W. Lambert Road and is developed with a two-story multi-tenant industrial building with parking shared among all tenants (see Figure 1). Schools and/or educational uses are permitted in the M-1, Light Industrial zone subject to Planning Commission review and approval of a CUP. Planning Commission review of this use is necessary to determine compatibility between the proposed facility and the existing industrial businesses in the vicinity.

No Limits Learning Center is currently located in Brea at 331 Thor Place. The business was approved under Conditional Use Permit No. CUP 14-04. Its present location is also within the industrial zone in a 10,000 square foot building. It serves 70 students and employs 20 staff members. The applicant is seeking larger space as there is currently a wait list of students. The City has not received any complaints about the business since it commenced operations.
DISCUSSION
No Limits Learning Center provides educational opportunities to adults with minor developmental disabilities. The Center caters to clients seeking enhanced independence, self-improvement and potential employment. The program’s goal is to prepare participants to become effective communicators, lifelong learners, and responsible citizens.
No Limits Learning Center operates Monday through Friday from 7:00 a.m. to 3:00 p.m. A description of the program is provided in Attachment 5 (project description). Students arrive between 7:00 and 8:45 a.m. and rotate through academic and extracurricular classes. Students depart the facility between 2:00 and 3:00 p.m.

The tenant space is 22,606 square feet. The applicant proposes to serve up to 150 students and employ 40 staff members. The proposed interior space will require minor tenant improvements to accommodate the new use. All student areas will be located on the first floor, which will include lobby and reception areas, classrooms, and an exercise area. The second floor will include offices and conference rooms for staff (See Attachment 6). No exterior modifications are proposed to the building.

Vehicle access is provided by two existing driveways on Lambert Road and Delta Avenue. The students attending the program do not drive and most are transported to the facility by OCTA ACCESS buses or transported by staff with private transportation offered by the program. These smaller buses have approximately 20 seats and can easily maneuver on the site. The applicant has submitted a diagram demonstrating how buses will enter the site on Delta Avenue; circulate through the parking lot to the front of the building; drop off students at the front entrance; and exit the site on Lambert Road (Attachment 6). Ninety of the parking stalls surrounding the building have been assigned by the property owner to the proposed use. The eleven parking stalls located at the front of the site can accommodate buses for loading and unloading and the remainder of the spaces can be utilized for employees and/or visitors.

Based upon the proposed maximum number of employees and participants primarily arrive at the facility bus and private transportation, adequate parking has been provided and no parking impacts are anticipated.

ENVIRONMENTAL ASSESSMENT

The proposed project is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15301 of Division 6 of Title 14 of the California Code of Regulations due to no possibility of environmental affect.

RESPECTFULLY SUBMITTED

Jennifer A. Lilley, AICP, City Planner
Prepared by: SheriVander Dusen, AICP, Contract Planner

Attachments
1. Technical Background
2. Vicinity Map
3. Public Hearing Notice
4. Plan Submittal Package
5. Project Description
6. Draft Resolution