Ridgecrest planning commission approves 42-unit assisted living conditional use permit at 900 Heritage Drive

The Ridgecrest Planning Commission on Sept. 23 approved a conditional use permit for a proposed 42-unit assisted living facility at 900 Heritage Drive, a five-building commercial site currently occupied by medical and other tenants.

City planning staff recommended approval, citing the site's commercial zoning, general plan goals that encourage senior housing near services and a CEQA exemption for the modest alterations proposed. Commissioners voted 5-0 to approve the permit with the conditions listed in the resolution attached to the staff report.

The project applicant, Mandy Freeland, and Ray Zelli, asset manager for the property, described plans to convert the existing buildings to assisted living use with internal courtyards, an atrium and about 40–50 units overall. Zelli said the design intentionally limits the facility’s size. "It's limited to only about 40 for the larger, this entire facility with 5 buildings," he said, adding the intent is to provide social opportunities and an interior atrium that is protected from desert winds.

Planning staff told the commission that standards for setbacks and parking would be met given the site's current commercial zoning and that a CEQA review supports a categorical exemption because the work is limited to reuse of existing structures and removal of some parking for courtyards. Staff also noted that required landscape plans, building permit reviews and fire access would be part of later reviews.

Commissioners asked the applicant and staff several operational and technical questions before voting. They pressed about fire and ambulance access and whether the proposed turnaround met Kern County Fire standards; the applicant said the architect had designed access to meet emergency vehicle requirements and would address any changes during building review. Commissioners also raised concerns about trash truck maneuverability around the two proposed trash enclosures and possible impacts from landscaping on access; the applicant agreed to review truck access and coordinate adjustments as needed.

Water-conservation and landscaping were a focus of the discussion. Commissioner comments noted Ridgecrest's arid climate and asked that the project comply with the local landscape ordinance and use drought-tolerant plants; the applicant said she is working with a local landscaping firm and intends to submit plans consistent with the climate.

Members of the public and current tenants raised concerns about patient care access, tenant notice and relocation. David Lusk, a 35-year Ridgecrest resident and tenant representative, warned the conversion could displace medical providers that have served Ridgecrest and asked when tenants would be required to vacate. The applicant responded that leases would not be terminated immediately, that some tenancies were month-to-month or extended through November, and that the owner intends to work with tenants to find alternative space or phase conversions so some buildings remain in use while others are converted.

Several neighbors expressed concerns about noise and vehicle activity from additional emergency medical responses. Renee West deLusk, a Heritage Village homeowner, said, "I do not want to be subject to any more sirens from emergency medical services vehicles," citing potential impacts on residential quality of life and odors from dumpsters. Anne Bowman, owner of Ridgecrest Family Dentistry in one of the buildings, raised sewer and water-capacity questions, saying her building has experienced plumbing issues and that a large residential-care facility could stress local utilities. Planning staff acknowledged those concerns and said building and utility reviews would occur during the permit and building-permit stage.

Staff clarified procedural points raised during public comment. Notices of the hearing are sent to property owners under state law; tenants do not automatically receive mailed notice. Staff also explained that a conditional use permit runs with the current owner (not automatically with the property) and that an applicant may request an extension in writing if the 18-month timeline to begin the project cannot be met. Conditions attached to the approval require submission of landscape plans and ensure fire, building and utility requirements are reviewed before occupancy.

The commission approved the conditional use permit by a unanimous vote of the five commissioners present. The resolution approving the permit includes the conditions referenced in staff’s report and requires subsequent design- and permit-stage reviews by fire, building and planning staff.

The applicant said the target is to begin the project within an 18-month window and to complete construction within a couple of years pending contractor and engineering assessments. The applicant also said she would try to phase conversion to limit immediate displacement of existing tenants and would work to relocate tenants to other owner properties if necessary.

The commission closed the public hearing at 6:41 p.m. and then moved on to other agenda business.