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 City of Hermosa Beach --- 10-13-98SUBJECT: ZONE CHANGE 98-2 RECONSIDERATION OF CONDITIONAL USE PERMIT 98-4 PRECISE DEVELOPMENT PLAN 98-14
LOCATION: 1837 PACIFIC COAST HIGHWAY
APPLICANT: SUNRISE ASSISTED LIVING DEVELOPMENT, INC. 11620 WILSHIRE BOULEVARD LOS ANGELES, CA 90025 PURPOSE: TO CONSIDER THE REQUEST FOR A ZONE CHANGE FROM R-3, HIGH DENSITY RESIDENTIAL TO SPA 6, SPECIFIC PLAN AREA NO. 6 (FOR PARCEL 18) AND TO RECONSIDER THE PLANNING COMMISSION'S APPROVAL OF CONDITIONAL USE PERMIT AND PRECISE DEVELOPMENT PLAN FOR AN EIGHTY (80) UNIT ASSISTED LIVING SENIOR HOUSING FACILITY
Planning Commission Recommendations
ZONING: SPA 6 - Specific Plan Area R-3 - Multi-Family Residential
GENERAL PLAN: High Density Residential
LOT SIZE: 1.76 Acres (76,883 Sq. Ft.)
FLOOR AREA: 55,000 Square Feet
NUMBER OF UNITS ("Bedroom Suites") 80
PARKING PROVIDED: 43
ENVIRONMENTAL DETERMINATION: Recommended Mitigated Negative Declaration
The applicant is proposing to construct an "Assisted Living" facility for senior citizens within a 55,000 square foot building. "Assisted Living" is described by the applicant as housing in a home-like setting for seniors in need of personalized assistance for daily living. It provides less support than a "Nursing Home" with full medical assistance in an institutional setting, and more support than "Independent Housing" for seniors, which provides no specialized assistance in multi-family projects. Assisted living facilities are licensed by the State Department of Social Services as (Residential Care Facilities for the Elderly). The property is vacant and owned by the Beach Cities Health District and is proposed to be ground leased to the applicant.
The proposed building will contain 80 "bedroom suites" in two stories with parking at the rear of the property under the building. The project includes 32 parking spaces under the building, 8 outdoor spaces along the driveway, and 3 short-term spaces located in the front of the building at the level of P.C.H. A pick-up and turn-around area is also located in the front to accommodate a van service for the residents. (A revised plan submitted to City Council provides 3 more parking spaces than plan approved by Commission)
The project includes 33 for single occupancy units and 47 for possible double occupancy and do not have individual kitchens as there will be a central kitchen and dining area for residents. Also, several common rooms are provided, including a secondary kitchen/dining area, a living room, a parlor, and 3 "activity rooms". A large common centrally located outdoor courtyard is provided. On-site staff will assist residents with laundry and linen service, cleaning, transportation, and minor medical needs. Van service will be provided for transportation needs. The north wing on the second floor will be set aside for residents with Alzheimer's or dementia, common dining and activity areas.
Background On August 18, 1998, the Planning Commission, recommended approval of the Zone Change, and approved the Conditional Use Permit and Precise Development Plan subject to several special conditions1 The applicant has complied with most of these conditions as reflected on the revised plans submitted, final parking study, on-street parking plan, and landscape maintenance agreement atttached to the staff report. A condition recommended by the traffic engineer has reduced on street parking.2 Also, a required stormwater plan has not received final Public Works Department approval.3
Analysis Zone Change: The development issues primarily involve a zone change, parking, density and site drainage. The subject site consists of two parcels, 18 and 19. Parcel 18 requires a Zone Change from R-3 to S.P.A. 6 (the same designation as Parcel 19). S.P.A. 6 permits R-3 density development, with a provision that the Planning Commission may waive multi-family parking and density requirements only for senior housing projects with an approved Conditional Use Permit (Sections 17.38.250 b and 17.38.260 c). The proposed zone change to SPA 6 permits the increase in the allowable number of units for a senior housing project and consideration of a waiver of the standard parking requirements of 2 spaces per unit. The portion of the site under consideration for a Zone Change is currently residential and does not involve a change in use, as the SPA 6 is also a multi-family residential designation. The surrounding uses adjacent the subject parcels are R-3. The City Council had previous concerns about a zone change along the Highway Cooridor when the change involved commercial lot depth and a change to residential land use. The proposed zone change involves density and maintains the current residential land use.
Density: The project is designed with approximately 23 more units than would be allowed under the R-3 zone. The maximum density that would be allowed for a standard multi-family development based on 33 units per acres would be 57 units. The applicant is proposing 80 "bedroom suites" (no kitchen facilities) rather than standard units. The bedroom suites are small, ranging in size from 270 to 625 square feet. By contrast, a typical multi-family project of 57 units would likely consist of much larger units with 2 or more bedrooms, dining and kitchen facilities and would contain between 1500-2000 square feet. Typical R-3 projects are more intense development in terms of the building coverage, total building area, parking, and traffic impacts. Therefore, while the number of units may be greater for the senior housing the actual impact is less intensive in almost every respect.
Parking A total of 43 spaces are proposed for the project, a ratio of 0.54 per bedroom suite (rather than per bed). If the project were parked on the number of beds ther ratio would be 1 space per three beds if all the beds were occupied. Thirty-two (32) spaces are provided in the basement level garage; 3 surface spaces are provided in front; and 8 additional surface spaces are provided along the driveway. The revised plan provides 3 additional parking spaces along the access drive to bring the parking ratio up from 0.5 to 0.54. The proposed parking is less than the requirement of 2 for each residential unit, plus one guest space for every 2 units (A ratio of 2.5 per multi-family unit). However, the City does not have a requirement specifically for senior housing, whether "Assisted Living", "Independent" or a "Nursing Home." Because of the type of assisted living housing being provided, the Planning Commission agreed that a lesser parking ratio is appropriate. The typical occupant is in need of personalized assistance, and does not drive. The applicant has submitted a parking study which indicates that providing approximately one space per two units can adequately handled the limited parking demand of residents.4 Staff has also conducted an informal survey of cities that have parking requirements for Assisted Living facilities which confirm the findings in the appliant's studies.5
Precise Development Plan: Pursuant to the the S.P.A. 6 zone and the underlying R-3 zoning the project conforms with the zoning requirements with respect to yard requirements, building height, and landscaping. The building is designed to fit within the 30-foot maximum height limit as measured from the existing grade. At the P.C.H. frontage the building measures only 18-20 feet high from the street level, since it is setback down the hill from the Highway. Lot Coverage is less than 50%, and front side and rear yard setbacks are provided well in excess of minimum requirements. The front setback is 30 feet, the rear is 28 feet, and the sides 29 and 30 feet.
Open space areas are provided as follows:
This amount of open space equates to 212 square feet per bedroom suite, which complies with the standard for the R-3 zone per dwelling unit. However, no private open space is provided for the individual units. Instead, the units all have direct access to the outdoor courtyard from their common activity and parlor rooms, and access to the front porch from the common foyer and sitting area in front. Within the separate wing for senior's with Alzheimer's/Dementia the units have direct access to the patio from the common activity room and dining area.
Project Design: Beyond conformance to the basic standards of the zone, the plan contains substantial landscaping throughout the site, including; the front setback area; within the courtyard; and around the perimeter of the building. A ring road is provided around the entire building for emergency access pursuant to the recommendation of the Fire Chief which acts as a generous side and rear yard setback of approximately 20 feet. The applicant has worked with the Fire Chief and made the emergency access on the north side slightly narrower (18 feet), and provided two concrete strips, in-lieu of full paving, allowing for less impervious surfaces.
The building is designed with substantial building articulation, including towers and turrets and covered entry porches. The revised elevations submitted for Council approval also provide additional wood exterior features pursuant to the condition of the Planning Commission. These exterior features and varied roof height to create relief and enhance the overall appearance. These same features are repeated on all sides of building.
The project includes separate access from P.C.H. for service vehicles, with direct access to a separate service elevator near both the dining/kitchen areas and the trash dumpster. Anticipated volume of service traffic is small, limited to food deliveries, trash pick up, and special deliveries.
Drainage: In order to comply with the recommended mitigation of the stormwater runoff impacts, the grading plans include a "storm drain retarding chamber". The City has recently approved a similar system in connection with a 5-lot subdivision in the "Valley Park" area. The applicant is currently working out the details with the City Public Works Department as to the final design and capacity of the drainage retention area, and its ultimate connection into the storm drain system. To date the proposes drainage system has not been approved by the Public Works Department. The preliminary plan calls for a direct underground connection into the stormdrain located under Ardmore Avenue via a 6" pipe, which will limit the amount of flow to pre-construction levels. During higher storm flows excess water will be temporarily stored in the retention chamber, and released gradually into the chamber. An easement has been obtained by the applicant to permit connection to the storm drain. Agendas / Minutes Menu | Back to Agenda | Top of Page
Notes 1. Special Planning Commission conditions include:
2. 10-12 cars currently park on this segment of P.C.H. however, as many as 4 are parked in front of existing curb cuts which are blocked by a chain link fence. Any development of this site utilizing these curb cuts would reduce this to no more than 7 or 8 legitimate parking spaces. Due the needed 2nd fire hydrant, the subject project results in only 5 spaces. 3. On-site detention of stormwater is to be provided so that current discharge volumes and rates in to the storm drain system are not increased. 4. The applicant has provided a comparison study of other facilities as background information. This shows an average maximum parking demand of 0.41 per room for more independent type senior housing facilities. The applicant has also submitted a parking demand evaluation of the operational characteristics specific to this facility (number of employees, work shifts, visitors, etc.) which estimates the estimated peak parking demand would be about 34 spaces. - WPA Engineering parking evaluation 5. Staff surveyed cities of Manhattan Beach, Torrance, Beverly Hills, Napa, Walnut Creek with similar facilities.
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ORDINANCE 98-
AN ORDINANCE OF THE CITY OF HERMOSA BEACH, CALIFORNIA, TO AMEND THE ZONING MAP FROM R-3 (MULTI-FAMILY RESIDENTIAL) TO SPECIFIC PLAN AREA #6, AND ADOPTION OF AN ENVIRONMENTAL NEGATIVE DECLARATION, FOR THE PROPERTY LOCATED AT 1837 PACIFIC COAST HIGHWAY AND LEGALLY DESCRIBED AS A PORTION OF LOT 18, AND THE SOUTHERLY 17.12 FEET OF LOT 19, SECOND ADDITION TO HERMOSA BEACH
The Planning Commission of the City of Hermosa Beach does hereby resolve and order as follows:
Section 1. An application was filed by Sunrise Assisted Living Development, Inc. Lessee's of property owned by the Beach Cities Health District at 1837 Pacific Coast Highway (legally described as portions of lots 18 and 19, second addition to Hermosa Beach) seeking to amend the Zoning Map for a portion of said property.. Section 2. The Planning Commission conducted a duly noticed de novo public hearing to consider the application for a Zone Change on August 18, 1998, and based on the testimony and evidence received, recommended approval of the requested zone change.
Section 3. The City Council conducted a duly noticed de novo public hearing to consider the recommendation of the Planning Commission, at which testimony and evidence, both written and oral, was presented to and considered by the City Council;
Section 4. Based on evidence received at the public hearing and the recommendation and the findings made by the Planning Commission, the City Council makes the following factual findings:
1. The requested change is to change the portion of the property owned by the Beach Cities Health District which is currently zoned R-3 to be consistent with the northerly portion zoned SPA 6 and therefore make the entire property designated SPA 6.
2. The S.P.A. 6 zone is a high density residential zone, with basic standards for residential development pursuant to the standards of the R-3, but includes an exception to allow consideration of higher densities and lower parking ratios per unit for senior housing projects.
Section 5. Based on the foregoing factual findings, evidence received at the public hearing and the recommendation and the findings made by the Planning Commission, the City Council makes the following findings pertaining to the Zone Change:
1. The Zone Change will make the entire property consistent in terms of its zoning designation, allowing the consideration of senior housing development for the entire site, recognizing that the market feasibility to develop housing for senior citizens requires additional density and/or relaxation of parking requirements.
2. The subject property to be redesignated is appropriate for high density residential use and housing for senior citizens as it is abutted by residential uses on all sides, and is located along a highly traveled urban corridor allowing for convenient access to services and amenities desired by senior citizens.
3. The City Council concurs with the Planning Commission and Staff Environmental Review Committee's recommendation, based on their Environmental Assessment/Initial Study, that this project will result in a less than significant impact on the environment, and therefore qualifies for a Negative Declaration.
Section 4. Based on the foregoing, the City Council hereby ordains that City of Hermosa Beach Official Zoning Map be amended as follows:
Amend the Zoning Map by changing the properties, as described below and shown on the attached map, from (R-3 Multi-Family Residential) to S.P.A. 6 (Specific Plan Area No. 6):
A portion of lot 18, and the southerly 17.2 feet of lot 19, Block 81, Second addition to Hermosa Beach, also known as a portion of 1837 Pacific Coast Highway
Section 5. This ordinance shall become effective and be in full force and effect from and after thirty (30) days of its final passage and adoption. Section 6. Prior to the expiration of fifteen (15) days after the date of its adoption, the City Clerk shall cause this ordinance to be published in the Easy Reader, a weekly newspaper of general circulation published and circulated, in the City of Hermosa Beach in the manner provided by law. Section 7. The City Clerk shall certify to the passage and adoption of this ordinance, shall enter the same in the book of original ordinances of said city, and shall make minutes of the passage and adoption thereof in the records of the proceedings of the City Council at which the same is passed and adopted.
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