Agenda Report TO: FROM: SUBJECT: Honorable Mayor and Cty Councl Plannng & Communty Development Department PREDEVELOPMENT PLAN REVEW OF A 90-UNT RESDENTAL CARE FACLTY AT 995 SOUTH FAR OAKS AVENUE (ARLNGTON REGENCY PARK SENOR LVNG) RECOMMENDATON: Ths report s ntended to provde nformaton to the Cty Councl; no acton s requred. BACKGROUND: The applcant, Arlngton Development, LLC, has submtted a Predevelopment Plan Revew (PPR) applcaton to develop the property at 995 South Far Oaks Avenue. The project ste conssts of two leg allots (A Ns: 5719-022-108 and 5719-022-1 01 ), wth a total ste sze of approxmately 90,000 square feet. The ste s currently occuped by one commercal buldng. The project ste s wthn the G-SP-2 AD-2 (South Far Oaks Specfc Plan, G area) zonng dstrct. The proposed project conssts of the demolton of an exstng on-ste commercal buldng and assocated on-grade parkng mprovements to allow for the constructon of Phase 3 of an exstng, larger Resdental Care Faclty complex (Regency Park Senor Lvng). Phases 1 and 2 are complete and consst of 149 unts n approxmately 136,000 square feet of floor area that were bult n two phases. Phase 3 wll consst of 90 Resdental Care unts n a new, connected, 60,000 square-foot, four-story buldng. There wll also be a new, one-level subterranean parkng garage wth 45 parkng spaces and the reconfguraton of the exstng 62 space surface parkng lot that combned wll provde 107 parkng spaces for the entre faclty. The PPR process s establshed as a process by whch better projects can be acheved through early consultaton between Cty staff and applcants. The process coordnates the revew of projects among Cty staff, famlarzes applcants wth the regulatons and procedures that apply to the projects, and avods sgnfcant nvestment n the desgn of a project wthout prelmnary nput from Cty staff. n addton, the purpose s to dentfy ssues that may arse durng revew of the project, provde opportuntes for dscusson about the project and an exchange of nformaton on potental ssues between the Cty staff and the applcants, and nform the Cty Councl and the publc of proposed MEETNG OF _Qll21(2018 AGENDA TEM NO. 24
995 S Far Oaks Avenue PPR Page 2 of 9 development projects defned n the admnstratve gudelnes to be of communtywde sgnfcance. A project s categorzed as a project of communtywde sgnfcance f t conssts of: 1) more than 50,000 square feet of gross floor area wth one dscretonary acton; or 2) 50 or more housng unts; or 3) any project determned by the Plannng Drector to be of major mportance to the Cty. Projects of communtywde sgnfcance are presented to the Cty Councl for nformatonal purposes. The proposed project conssts of more than 50,000 square feet of gross floor area wth at least one dscretonary acton and thus qualfes as a project of communtywde sgnfcance. Ths report provdes a project descrpton, dentfes the antcpated enttlement and envronmental revew processes, and summarzes key areas of concern regardng Zonng Code and General Plan complance. PROJECT SUMMARY: The subject ste has street frontage along Hurlbut Street to the north, South Far Oaks Avenue to the east, and Arlngton Drve to the south. The ste s currently developed wth one commercal buldng and assocated on-grade parkng mprovements. The project ncludes: Demolton of an exstng on-ste commercal buldng and surface parkng lot; Retenton of Phases 1 and 2 of an exstng Resdental Care Faclty complex wth 149 unts n 136,000 square feet of floor area; Constructon of Phase 3 of an ntegrated, 60,000 square-foot, four-story, Resdental Care Faclty consstng of: o o o 90 Resdental Care unts (Memory care for Senors) One-level of subterranean parkng wth 45 parkng spaces to serve the entre faclty Reconfguraton of exstng surface parkng lot wth 62 parkng spaces to serve the entre faclty The Zonng Code defnes a Resdental Care (General) land use as a state lcensed faclty, famly home, group care faclty, or smlar faclty that s mantaned and operated to provde 24-hour nonmedcal resdental care for seven or more adults, chldren, or adults and chldren n need of personal servces, supervson, or assstance essental for sustanng the actvtes of daly lvng or the protecton of the ndvdual. Ths use ncludes the admnstraton of lmted medcal assstance. Resdental Care Facltes are defned as a 'Publc and Sem Publc Use' under the Land Use Classfcatons defnton n the Zonng Code (PMC 17.80.020.L.3). There are no ktchens n any of the unts; therefore the expanson does not nclude dwellng unts as defned by the Zonng Code.
995 S Far Oaks Avenue PPR Page 3 of 9 The project ste s zoned G-SP-2 AD-2 (South Far Oaks Specfc Plan, G subarea) and the use s permtted by-rght wthn the Specfc Plan area. Project characterstcs and an overvew of the ste plan are provded below: Fgure 1 : Aeral of Exstng Ste Fgure 2: Aeral of Buldng - 30 Renderng
995 S Far Oaks Avenue PPR Page 4 of 9 Fgure 3: Ste Plan/Ground Floor GROUND FlOOR PLAN Fgure 4: * Subterranean Parkng Plan FA~ OA~S A \f -----[) 1 ~ L------ ------------------------- -.~.=..::..;;;~.,;;;~~.;;~..;;;~,...=...:o~..;::...~ *The current proposal s for 45 spaces n the subterranean garage. \. o. 0 ~;,( l ' P 1 PARKNG PLAN
995 S Far Oaks Avenue PPR Page 5 of 9 Fgure 5: 2nd- 4 1 h Level Floor Plan far OA~~ AVE. --------~------------------- ------ ---------- ------------------- ---,-- 1 t ~ ;::,' ~ "'' :::> "' c ~~ o; ~ ~!! 2NO 4TH FLOOR PlAN Fgure 6: Secton
995 S Far Oaks Avenue PPR Page 6 of 9 Zonng Desgnaton Table 1: Project Characterstcs ndustral General Dstrct, South Far Oaks Specfc Plan, Alcohol Dstrct Overlay 2- (G SP-2 AD- 2) General Plan Land Use Desgnaton Medum Mxed-Use Assesor dentfcaton Numbers: 5719-022-1 08 and 5719-022-1 01 Lot Sze 90,234 square feet Densty Maxmum Permtted 32 dwellng unts per acre (66 dwellng unts) Floor Area Rato (FAR) Maxmum Permtted Zero- use s not consdered resdental densty per the Zonng Code 2.25 2.18 (total for all three phases) Buldng Sze (Gross Square Feet) Maxmum Permtted 196,471 square feet (total for all three phases. 235,537 square feet The thrd phase proposed s 60,000 square feet). Parkng Requred To be determned by Zonng Admnstrator Loadng Spaces Requred 107 spaces 9 spaces (8-10' x 20' and 1-12' x 30') 8 spaces (7-10' x 20' and 1-12' x 30') Buldng Heght Maxmum Permtted ProposE!d 45 feet 55 feet (Varance wll be requred) Setback Requrements Requred Front (Hurlbut St.): No Restrcton Corner Sde (Far Oaks Avenue and Arlngton Drve): No Restrcton nteror Sde: 15 Ft. + Encroachment Plane Open Space Requrement Requred No new constructon frontaqe 0'-5' wll match exstng buldngs 15'-19' wll match exstng buldngs proposed on ths 300 square feet TBD (nformaton not provded n submttal)
995 S Far Oaks Avenue PPR Page 7 of 9 PREDEVELOPMENT PLAN REVEW COMMENTS: The PPR has been revewed by staff from all applcable departments as well as the Desgn Commsson. Complete comments from all departments and the Desgn Commsson Prelmnary Consultaton comments are provded n Attachment A. A summary of key ssues s provded below: As proposed, the project would not comply wth the followng development standards: Heght Requred 55 feet (to match exstng buldngs) 45 feet Loadng Spaces 8 spaces (7-10' x 20' and 1-12' x 30') Requred 9 spaces (8-10' x 20' and 1-12' x 30') Addtonal nformaton wll be requred n the fnal project submttal to verfy complance wth the setback and open space requrements. Dscretonary Enttlements: Condtonal Use Permt Phases 1 and 2 both receved approval of a Condtonal Use Permt (CUP #3507 n 1999 and CUP #4577 n 2005) for the Resdental Care (General) land use and sze pror to the adopton of the South Far Oaks Specfc Plan. The current code the land use s now permtted by rght but a modfcaton to the Phase 2 CUP wll be requred to allow the ntegraton of Phase 3. There are physcal connectons between the new buldng and the exstng buldngs (above grade pedestran connectons and the sub-terranean parkng). Varance: Heght As currently proposed the project wll match the heght of exstng buldngs on ste and s 1 0 feet taller than the permtted heght. A Varance would be requred for a 55-foot tall buldng where 45-feet s the maxmum permtted. Varances for heght were granted for the prevous two phases. Subdvson The project ste conssts of two separate parcels. Development of the project across the two parcels requres consoldaton nto a sngle parcel. Consoldaton may be granted through a Certfcate of Excepton (lot lne adjustment) or Tentatve Parcel Map (TPM) applcaton.
995 S Far Oaks Avenue PPR Page 8 of 9 The project s subject to, ncludng but not lmted to, the development standards of the followng Zonng Code Chapters or Sectons: Chapter 17.35- South Far Oaks Specfc Plan Chapter 17.40 - General Property Development and Use Standards Chapter 17.44 - Landscapng Chapter 17.46 - Parkng and Loadng Chapter 17.48 - Sgns Chapter 17.50- Standards for Specfc Land Uses (Mxed-Use Projects) Secton 17.24.040 - Commercal and ndustral Dstrct General Development Standards Secton 17.50.340- Transt Orented Development Secton 17.60.070- Envronmental Assessment NEXT STEPS: A publc hearng before the Hearng Offcer wll be requred for the modfcaton to the Phase 2 CUP #4577, any requested Varances and the Subdvson approval. Desgn Revew conducted by the Desgn Commsson s also requred. Envronmental revew of ths project wll occur consstent wth the requrements of the Calforna Envronmental Qualty Act (CEQA). The followng dentfes the steps n the revew process: ~ Conduct envronmental revew per CEQA; ~ Conduct a notced publc hearng before the Hearng Offcer for (1) Modfcaton to CUP; Varance for Heght; Certfcate of Excepton or Tentatve Parcel Map; and (2) Consderaton of adopton of the envronmental determnaton; and ~ Return to Desgn Commsson for desgn approvals.
995 S Far Oaks Avenue PPR Page 9 of 9 FSCAL MPACT: Ths report s for nformaton only and wll not result n any fscal mpact. Respectfully submtted, {~~ ~VD. REYES Drector of Plannng & Communty Development Prepared by: Revewed by: Q ~ P... r Jennfer Drver Assocate Planner,~~ enttefpa QeACP Deputy Drector Approved by: STEVE MERMELL Cty Manager Attachments: (2) Attachment A - Predevelopment Plan Revew Comments to Applcant Attachment B - Predevelopment Plan Revew Plans