HomeMy WebLinkAbout- - General Plan Screening Request GPS-10-01 - 8/17/2010CITY COUNCIL AGENDA REPORT
MEETING DATE: AUGUST 17, 2010
ITEM NUMBER:
SUBJECT: GENERAL PLAN SCREENING REQUEST GPS -10-01 FOR AN ASSISTED LIVING
FACILITY (FORMER GLABMAN FURNITURE BUILDING) AT 3089 BRISTOL STREET
DATE: AUGUST 5, 2010
FROM: PLANNING DIVISION/DEVELOPMENT SERVICES DEPARTMENT
PRESENTATION BY: CLAIRE FLYNN, AICP, PLANNING ADMINISTRATOR
KIMBERLY BRANDT, AICP, DIRECTOR
FOR FURTHER INFORMATION CONTACT: CLAIRE FLYNN
(714) 754-5278
RECOMMENDATION
Accept General Plan Amendment request for further processing.
BACKGROUND
Project Site
The 1.3 -acre site is located at 3089 Bristol Street and was previously occupied by
Glabman Furniture. The property is zoned C1 (Local Business District) with a General
Commercial General Plan designation. It is located south of the three -to five -story
Hanford Hotel (formerly Holiday Inn) and McDonalds. Single-family residential homes
along Trinity Drive directly abut the property to the west/northwest. The Hilton Hotel is
across the street on the east side of Bristol.
General Plan Screening Criteria
City Council Policy 500-2 establishes a procedure for processing privately initiated
General Plan amendments. This procedure involves a City Council screening of these
requests prior to their acceptance for formal processing. The policy includes three
criteria for accepting requests and two criteria for rejecting requests. The acceptance
criteria are as follows:
1. A General Plan amendment is necessary to resolve inconsistency between
the General Plan designation and zoning of a parcel.
2. A General Plan amendment is necessary to provide a uniform land use
designation on a single parcel.
3. A General Plan amendment would result in decreased traffic impacts from
the property.
The criteria for rejecting an application are as follows:
The request applies to a single small lot or a small area, especially if the
change would make the property inconsistent with surrounding properties.
2. The property is located in the Redevelopment Area and requires action by the
Redevelopment Agency to amend the Redevelopment Plan.
In addition to the above criteria, the policy also states that no request shall be accepted
that would increase the overall, citywide development cap. It does, however, allow
amendments that would result in development exchanges or transfers to be considered.
The policy also acknowledges these criteria are only guidelines and City Council may
accept an application which does not meet the criteria if it finds there are overriding
reasons to do so.
ANALYSIS
Proposed Project
The proposal involves a new institutional use, a State -licensed Assisted Living Facility
with memory care units, as follows:
• Four- to Five -Story Building
• 165 Assisted Living Units
• Supportive Offices, Dining Hall, Resident Recreation Room
• Structured Parking
The Assisted Living Facility is proposed to bridge the gap between independent living and
nursing homes. Nursing homes are designed to care for physically and medically
dependent people who are no longer able to care for themselves. The residents have
numerous health care/medical requirements. The proposed Assisted Living Facility will
offer assistance in meal preparation, bathing, household chores, and daily living errands.
General Plan Screening Request
This General Plan Screening request involves amending the General Plan to allow:
General Plan Amendment for a site-specific floor -area -ratio (approximately
2.7 FAR maximum proposed). The General Commercial land use
designation limits development to 0.30 FAR. This request is for a
development bonus in order to construct a five -story mid -rise structure for
assisted living.
NOTE: It should be noted that General Plan Land Use Policy LU -1C.2 limits building
height to four stories above grade south of the 1-405 Freeway, except for special purpose
housing, such as elderly, affordable, or student housing. In this case, staff believes that a
General Plan amendment for a site-specific building height (maximum five stories
0
proposed) is not required because the proposal involves "special purpose housing" for the
elderly.
If this proposal is accepted for processing, the following discretionary approvals are
required:
General Plan Amendment for site-specific FAR
Conditional Use Permit for Assisted Living Facility in a C1 zone
Potential variances from development standards (i.e. building height and
setback requirements) as applicable
Project Issues
Following is a summary of major issues related to the Assisted Living proposal:
1. Project complies with a General Plan Acceptance Screening Criteria. City
Council Policy establishes three criteria for accepting GPA requests: (a) it
resolves an inconsistency between General Plan and zoning for a parcel;
(b) it is necessary to provide a uniform land use designation for a parcel;
and (c) it would result in decreased traffic impacts. The project appears to
comply with criteria "c" in that an Assisted Living Facility is theoretically
expected to generate less traffic compared to a commercial land use.
However, a traffic study will need to be validated when this request is
accepted for processing, and trip generation will be dependent on the
proposed intensity of the project (density, floor -area -ratio, etc.).
2. Project is consistent with General Plan Land Use Goal LU -1. General Plan
Goal LU -1 emphasizes a balanced community of diverse land uses and
stresses reasonable land use intensity limits. This project would introduce
one of the first Assisted Living facilities, and it is anticipated to be within the
development capacity of the General Plan. It will serve the needs of the
elderly community and bring new medical and service support related jobs
to the City.
3. Project would need to show consistency with Land Use Policy LU -1C.1
regarding multi -story structures. This policy permits the construction of
buildings over two stories or 30 feet only when it can be shown that the
structure would allow adequate light, air, privacy, and solar access to
existing land uses.
The original proposal described in the applicant's letter (Attachment 2)
involved a six -story building. A revised letter and concept plan (dated
August 5, 2010) reflects a height reduction to five stories and corresponding
unit reduction from 205 to 165 units (Attachment 3).
The building steps down from five stories facing Bristol Street to four stories
along the rear of the property abutting residential uses. A diverse mix of
3
mature trees (see Concept Plan, Attachment 4) for screening purposes is
proposed in the westerly area of the property adjacent to residential uses.
Analysis of building height/setbacks, shade/shadow effects, privacy
impacts, aesthetics, and other development related issues will need to
address consistency with this policy. This is particularly important given that
the property directly abuts single-family residential properties along Trinity
Drive.
4. Revised project would need to maintain acceptable levels of service at
major intersections. A traffic study is being prepared for this project. An
Assisted Living Facility is considered a low traffic generator in the C1 zone.
Transportation Division will be reviewing appropriate traffic generation (trip
rates) for the project, access to Bristol Street and Paularino Avenue, and
adequate parking.
5. Mitigated Negative Declaration will provide environmental analysis of
prosect impacts. Pursuant to State law, environmental documentation is
required for this development project. A full evaluation of the environmental
impacts of the project (including land use compatibility, building height,
traffic, parking, water quality, and drainage) will be completed by an outside
consultant. The environmental document will fully disclose the
environmental issues related to the project and will be circulated for a 30 -
day public review period prior to Planning Commission / City Council
hearings.
While public notice is not required for General Plan screening requests due
to the early stage in project development, a public notice was mailed to
property owners within a 500 -foot radius of the project site. This includes
the residential property owners in the adjacent residential community to the
west.
ALTERNATIVES
City Council has the following options for consideration:
Accept General Plan Amendment request for processing. This action allows the
project to move forward for entitlement processing during which further analysis
will be completed. This action does not represent a guarantee that the project
will be approved.
2. Deny General Plan Amendment request from further processing. There are no
current plans to change the existing Glabman Furniture building on the property.
y
FISCAL REVIEW
Fiscal review is not required for this item.
LEGAL REVIEW
Legal review is not required for this item.
CONCLUSION
The proposed Assisted Living Facility satisfies several General Plan goals with regard
to development of a diverse mix of land uses and redevelopment of marginal
properties. It involves demolition of a furniture showroom that has been vacant for
several years (excluding short-term, seasonal tenants for liquidation sales). While there
are some major issues that would need to be addressed (i.e. land use compatibility with
adjacent residential uses and five -story structure height), staff believes that this project
merits further review through the processing of a General Plan amendment.
However, Council's acceptance of this project for General Plan Amendment processing
is not an assurance that the project will be approved.
CLAIRE FLYNN, A&CP KIMBMpnt
RA T, AICP
Planning Administrator Devel Se ices Director
Attachments: 1. Vicinity Map/Site Photographs
2. Applicant Letter
3. Revised Letter
4. Concept Plans
cc: City Manager
Assistant City Manager
City Attorney
City Clerk
Public Services Director
City Engineer
Transportation Svs. Manager
Staff (4)
File (2)
Paul Freeman
602 Poinsettia Ave.
Corona del Mar, CA 92625
Patterson Development
160 Newport Center Drive #3, Suite 100
Newport Beach, CA 92660
File: 081710GPS1001 I Date: 080510 1 Time: 10:15 a.m.
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P,A.TTERSON
DEVELOPMENT
Proposed Assisted Living Project—Former Glabman Furniture Site
p. 1 of 3
The Property
The subject address is 3089 Bristol Street located on the west side of Bristol
Street, south of the 1-405 Freeway, north of Paularino Avenue, and roughly across from
the Hilton Hotel. For many years this site was the home of the Glabman Furniture store.
General'iPlan & Zoning
The proposed use—assisted senior living with units reserved for those with
memory disorders—is encouraged by existing City General Plan and other policies
related to a balance of specialized housing and the provision of basic social services.
This would be only the second such project the City has approved.
The property is located in the City's General Commercial area in the C1 Local
Business zone that allows assisted living with a Conditional Use Permit. Therefore the
proposal comports with the existing General Plan designation and is consistent with the
current underlying zoning.
This would be a very quiet, clean, and low -traffic generating use. The only non-
conforming feature of the project as proposed is a higher Floor Area Ratio than would
otherwise be allowed: this is what triggers the need for a General Plan Amendment.
The Project
The proposed project involves a General Plan Amendment and a Conditional
Use Permit, along with the normal City processes governing environmental analyses
and review of the project's design, grading, infrastructure, and building plans.
It is anticipated that the project will require a mitigated negative declaration with
traffic, air quality, and possibly other analyses as required by Costa Mesa City staff.
160 Newport Center Drive, Suite 100 Newport Beach, Ca 92660 (949) 281-6044 tel (949) 209-1930 fax
ATTACHMENT 2 ', 9
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P 14
MAN
PATTERSON
DEVELOPMENT
Proposed Assisted Living Project—Former Glabman Furniture Site
p. 2 of 3
The Project, continued
Project Overview. The plan is to construct and operate, subject to City approvals and
licensing by the State of California, a 153,107 square foot assisted senior living facility.
The facility will have a total of 217 beds configured inside 205 dwelling units. The
Alzheimer's/Memory Care component will have 45 units with 49 beds. The balance of
assisting living spaces will be in 160 units with 168 beds.
In addition to living spaces there will be dining and kitchen areas, social activity
rooms, housekeeping areas, and ancillary offices. At it highest point the building will be
six -stories, or just under 70 feet.
Structured parking per City code will accommodate staff and visitors.
Description of Population to be Served by Project. The facility is designed to serve the
needs of a particular segment of the aging population.
Target markets will include seniors in the City of Costa Mesa and Costa Mesa
residents who want to have their parents or other elderly loved ones nearby.
Services will include assistance with daily routines and activities of frail elderly
and Alzheimer's patients. Daily activities include exercise, meals, socializing, and short
trips in the community. The average age of residents will range from 80 to 83 years, with
women on average slightly older. Most of the residents, 75 percent or more, will most
probably be women. The average length of residency is a little more than two years.
Reasons for Initiating this Application. The applicant is initiating project approvals as
the expectation is that construction can proceed after legislative approvals are granted.
This application serves the applicant's private interest by allowing the landowner
to profitably develop a worthwhile project in a market with relevant pent up demand.
/O
P°.A.TTERSON
DEVELOPMENT
Proposed Assisted Living Project—Former Glabman Furniture Site
p. 3 of 3
The Project, continued
Reasons for Initiating this Application, continued.
This application serves the public interest in four significant ways:
• It provides a project more attractive and
far less impactful than most alternatives.
• It provides an appropriate buffer between
the Bristol corridor and residential neighbors.
• It meets a growing social need in both the
City and in the southern California region.
• It provides net fiscal benefits for the City.
Summary of Project Benefits. The project will meet 'a growing social need in the region
while providing an appropriate local transition in use from a busy commercial street and
the eight -story hotel across the street to the residential area located behind the property.
As a practical matter -given the very quiet nature of the proposed use—the project's
traffic, noise, and other impacts on all the surrounding neighboring properties will be
significantly less as compared with virtually any other of the many alternative uses that
would be permissible and without any need to obtain any General Plan Amendment.
Additional Project Benefits. Longtime City residents who now must look outside the
City, when they need this sort of specialized care, will be able to remain in Costa Mesa.
Another benefit will be a new, attractive building with enhanced landscaping along a
high profile public street that serves as a northern City gateway from the 1-405 Freeway.
PATTERSON DEVELOPMENT COMPANY. Pat Patterson is the founder and principal
of Patterson Development. His most recent development is a comparable assisted
living project in Huntington Beach. Approved by Huntington Beach in 2009, it will be a
115,000 square foot assisted living project with 123 total units. Pat's development and
acquisition portfolio during the last decade amounts to 4.24 million square feet in
southern California with all but 700,000 square feet of that total in Orange County.
602 Poinsettia Avenue
Corona del Mar, CA 92625-2105
STRATEGIM
Consulting . Advocacy . Special Projects
-r949.351. 9500
August 5, 2010
Claire L. Flynn, AICP
Planning Administrator
City of Costa Mesa
77 Fair Drive
Costa Mesa, CA 92628
Re: . Patterson Development Project
3089 Bristol (formerly Glabman Furniture)
Dear Claire:
Please accept this letter as memorializing our commitment to revising the subject
property per our recent discussion.
In lieu of the originally envisioned 6 -story building, we now are proposing a building that
along Bristol will be five stories and facing westerly to the neighbors on Trinity will read
as four stories.
This is a substantial revision. It results in a reduction of total units from 205 to 165. This
revision primarily reflects our discussions regarding neighborhood visual impacts. We
think overall—with the building as now proposed, especially with the landscaping we are
suggesting as reflected in the graphics I provided to you yesterday—the net result is a
project with a significantly softened and highly pleasing aesthetic.
We looking forward to working with staff and reaching out to the neighbors in advance of
hearings later this year.
Thanks much for your guidance on the screening process.
Paul Freeman
Authorized Agent
ATTACHMENT 3 ��
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W fro^Douglas Pancake
Bristol Assisted Living
Bristol Assisted Living
Patterson Development
3089 WSW St
Cow, Mew, CA 92628
ATTACHMENT 4
m 1 211 Title
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PATTER SON Pao. No:i000uo
DEVELOPHExT PLW ME:8WOID
From 3086 Trinity
MUDouglas Pancake
LOW R C H I T E C T S
From 3095 Trinity
From 3090 Trinity
Bristol Assisted Living
Patterson Development
3089 Bristol SL
Costa Mesa, CA 92626
From 3083 Trinity
®Cl13 Perspectives
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PATTERSON PRo.ECTNO: IMUM
DEVELOPMENT PLOTDATE:6Q2010