Planning commission approves expansion and parking variance for 360 Adult Day Care at North Bush Street with six‑month review

The Planning Commission voted to approve a modification to Conditional Use Permit (CUP) 2019‑19 and Variance 2019‑02 to permit an expanded number of participants and to continue a reduced on‑site parking requirement for an adult day care at 1800 North Bush Street (the 360 Adult Day Care center), subject to conditions and a six‑month staff review.

Heidi Jacinto, planning staff, presented the request and recommended approval as conditioned. Jacinto said the site is approximately 0.53 acres with a two‑story 10,800 square‑foot building; the adult day care occupies the first floor and the second floor is currently vacant professional office space. The 2019 approval had allowed up to 40 participants and accepted a prior parking deficit; the applicant requested to increase participants up to a building occupancy limit of 99 individuals (including staff) and to allow the parking reduction that results from a future change of the second floor to medical office use.

Jacinto told commissioners staff reviewed the operator’s program and made field observations during morning programming. Staff reported that many parking spaces were unused during those observations and that participant transportation is typically provided by caregivers, public transit, or the center’s vans; staff said that while medical office tenants would increase parking demand, medical offices operate mostly by appointment and staff felt the combined use could be accommodated under the proposed conditions. Staff also concluded the project is exempt from further environmental review under CEQA Guidelines Section 15301 (existing facilities).

Representatives of the operator described their current operations: the center runs from about 7 a.m. to 4 p.m. with two 4‑hour participant blocks, uses a fleet of vans (the operator said they have eight vehicles) to transport participants, and indicated most participants do not drive themselves to the center. The applicants (Christina and Gina) said they currently employ about 21 staff, expect to operate with up to about 23 onsite staff as needed, and stressed their contracts and state licensing require transportation for participants.

Multiple neighbors spoke during public comment. Neighbors raised recurring concerns about noise (outdoor exercise and music during a 10–10:20 a.m. walking/exercise period), trash and dumping in the shared alley, and on‑street parking pressures in the surrounding “Santa Ana Triangle” neighborhood. The applicant acknowledged the neighbors’ complaints and pledged to stop outdoor music and to increase staff reminders about on‑site behavior; applicants also agreed to monitor and help keep the alley clean as a courtesy to neighbors.

Commissioners discussed whether the CUP modification should be separated from the parking variance and asked staff about the code basis for parking calculations. Staff explained the city’s parking requirement (one space per 200 square feet of gross floor area was cited during the hearing), the basis for staff’s recommendation, and that staff can review the CUP if credible complaints are received. Commissioner conversations emphasized the need to monitor parking and neighborhood impacts. Several commissioners asked the applicant whether they would be willing to accept a check‑in at six months; the applicant agreed to staff evaluation and reporting to the commission.

Vice Chair Ramos moved to approve both the CUP modification and the variance as conditioned and to add a six‑month city staff review to evaluate parking and neighborhood impacts (including noise); Commissioner Escamilla seconded. The motion passed by majority vote with Commissioner Pham absent from the dais.

The adopted resolutions allow the adult day care to operate with an increased capacity subject to the existing building occupancy limits and to continue the parking reduction described in staff analysis, and they include a condition for staff to perform a six‑month review and return to the commission with an evaluation and recommended steps if problems are documented.