REPORT TO PLANNING AND DESIGN COMMISSION City of Sacramento

Transcription

1 REPORT TO PLANNING AND DESIGN COMMISSION City of Sacramento 915 I Street, Sacramento, CA PUBLIC HEARING May 28, 2015 To: Members of the Planning and Design Commission Subject: Maple Oaks Senior Care (P14-022) A request to operate a residential care facility in the Multi-Unit Dwelling Zone within the Executive Airport Overlay (R-3-EA-4). A. Environmental Determination: Exempt per CEQA Guidelines Section (New Construction or Conversion); B. Conditional Use Permit to operate a residential care facility in the Multi- Unit Dwelling Zone within the Executive Airport Overlay (R-3-EA-4). Location/Council District: 3310 and th Avenue, Sacramento, CA Assessor s Parcel Number: Council District: 5 Recommendation: Staff recommends the Planning and Design Commission approve the project based on the findings and subject to the conditions listed in Attachment 1. The Commission has final approval authority over items A-B above, and its decision is appealable to City Council. This item is considered to be non-controversial. Contact: Arwen Wacht, Associate Planner, (916) ; Lindsey Alagozian, Senior Planner, (916) Applicant / Property Owner: Tom and Ruby Tengan, Bridge Pointe Acquisitions LLC, (916) , 7485 Rush River Drive, Suite , Sacramento, CA Bridge Pointe Acquisitions LLC involves the following parties: Tom Tengan and Ruby Tengan. 1

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3 Designer: M& N Designing, (916) , 3654 Goldsboro Ct, Sacramento, CA Summary: The applicant is requesting the approval of entitlements to allow the conversion of an eight (8) unit apartment complex into a maximum 30 bed residential care facility within the Multi-Unit Dwelling Zone within the Executive Airport Overflight 4 Overlay (R-3-EA-4). The residential care facility would be non-ambulatory, providing twenty-four hour onsite care to the elderly. The project site is located south and west of the intersection of Franklin Boulevard and 38 th Avenue. At the time of the writing of this report, staff is not aware of outstanding opposition regarding the project and the project is considered to be noncontroversial. Table 1: Project Information General Plan designation: Suburban Corridor (FAR: ) Existing zoning of site: R-3-EA-4, Multi-Unit Dwelling Zone within the Executive Airport Overlay Existing use of site: Multi-Unit Dwellings (8 units) Property area: 34,412 square feet or approximately 0.78 acres Background Information: The two existing 4-unit apartment houses at 3310 and th Avenue were constructed in 1964 (E-6420 and E-6421). The applicant is now requesting the phased conversion of the apartment houses into a residential care facility for the elderly. No planning entitlements have been previously approved for this site. The property is surrounded by commercial uses to the east, single-unit dwellings to the west, industrial uses to the south (county), and a vacant lot to the north (across 38 th Avenue). Public/Neighborhood Outreach and Comments: The project was routed to the North Franklin District Business Association and the Brentwood South Neighborhood Association. The site was posted more than 10 days prior to the hearing and public notices for this hearing were mailed to property owners within 300 feet of the subject site. As of the writing of this staff report, staff has not received any comments on this proposal. Environmental Considerations: The Community Development Department, Environmental Planning Services Division has reviewed this project and determined that it is exempt from the provisions of the California Environmental Quality Act (CEQA) under Class 3, Section 15303, which consists of construction and location of limited numbers of new, small facilities or structures; installation of small new equipment and facilities in small structures; and the conversion of existing small structures from one use to another where only minor modifications are made to the exterior of the structure. The project consists of the conversion of two 2,800 square foot multi-unit buildings into a 30 bed residential care facility, which would include only minor modifications to the exterior of the buildings. There would be no additional significant cumulative effect that was not evaluated in the Master EIR for the 2030 General Plan. The project would have not significant effect on the environment. 3

4 Policy Considerations: The 2035 General Plan designates the subject parcel as Suburban Corridor. Sacramento s suburban corridors are envisioned as auto-oriented, moderate-density retail, office, and residential corridors that support surrounding suburban neighborhoods. The proposal is consistent with the following General Plan goals and policies: Growth and Change. Support sustainable growth and change through orderly and well-planned development that provides for the needs of existing and future residents and businesses, ensures the effective and equitable provision of public services, and makes efficient use of land and infrastructure. (Goal LU 1.1). City Sustained and Renewed. Promote sustainable development and land use practices in both new development, reuse, and reinvestment that provide for the transformation of Sacramento into a sustainable urban city while preserving choices (e.g., where to live, work, and recreate) for future generations. (Goal LU 2.6) Corridors. Support the development of major circulation corridors that balance their vehicular function with a vibrant mix of uses that contribute to meeting local and citywide needs for retail, services, and housing and provide pedestrianfriendly environments that serve as gathering places for adjacent neighborhoods. (Goal LU 6.1) Special Uses. Provide for the development of Special Uses (e.g., assembly facilities, live-work studios and care facilities) that are included within several Land Use and Urban Form Designations. (Goal LU 8.2) Care Facilities. The City shall encourage the development of senior daycare facilities, assisted living facilities, hospice, child care, and other care facilities in appropriate areas throughout the city. (LU 8.2.3) The project, as proposed, would allow residents living in the area the option of providing a home for their aging family members in need of assistance. The development has made efficient use of the existing buildings, provides adequate parking, and the proposed masonry wall will provide a separation from the existing residential use to the west. Land Use: A residential care facility is a conditionally allowed use in the Multi-Unit Dwelling (R-3) zone, with the approval of a Planning and Design Commission conditional use permit. The property is also located within the Executive Airport (EA) overlay zone (overflight zone 4). Under the Sacramento Executive Airport, Land Use Compatibility Guidelies for Safety (S.C.C. Section ), a nursing care facility is a permitted use within the overflight zone (EA-4). The applicant proposes to convert the two existing 4-unit apartment buildings on 0.78± acres into a 30 bed residential care facility for the elderly. The two existing buildings are 4

5 approximately 2,800± square feet each and currently house four (4) units each. The conversion would be done in two phases, and would provide the following within each building: eight (8) residence rooms (with 1-2 beds per room), common bathroom facilities, kitchen facility, dining area, living rooms, meeting room, utility room, storage area, and fire control room. The facility will be licensed by the Department of Social Services Community Care Licensing Division of the State of California and will also be known as a Residential Care Facility for the Elderly (RCFE). They will provide extensive personal care services, including housekeeping, meals, assistance with Activities of Daily Living (ADL s), and life enrichment activities. According to the applicant, all rooms include a bed, a night stand, lamp, chair, dresser, bath linens, and bed linens. Services include: assistance with three meals a day including snacks, physical assistance, personal care services, and all aspects of personal hygiene and dressing. Additional services include: dressing and clothing selection, medication management, incontinence management, showering and bathing, socialization and activities, mobility and transferring, and monitoring of safety. For each of the buildings, the applicant has indicated the staffing levels will be at a ratio of one (1) caregiver per seven (7) residents. With a maximum capacity of 15 residents, there will be two (2) caregivers per building. Additionally, between 8 a.m. and 6 p.m. one (1) cook and one (1) administrator will be on-site. At peak, they expect up to four (4) employees on-site at any one time per building. There are three shifts per day at 7 a.m., 3 p.m. and 11 p.m. Typically, the night shift will have two (2) employees to provide assistance as needed. Access, Circulation and Parking: The project has a single ingress/egress driveway along the north side of the property on 38 th Avenue. The proposal includes 20 on-site parking spaces for the residential care facility within a parking area located between the two existing buildings. Table 2a: Parking Use Required Parking Proposed Parking Difference Nursing Home 8 spaces 20 spaces +12 spaces Vehicle Parking: According to the Planning and Development Code, the parking requirement for a nursing home in the traditional parking district is one (1) parking space per four (4) patient beds. With a maximum of 30 patient beds, this proposal is required to provide a minimum of eight (8) parking spaces. The proposed parking lot provides a total of 20 parking spaces, including two (2) ADA spaces. As indicated above, the project exceeds minimum parking requirements. 5

6 Table 2b: Bicycle Parking Use Bike Parking Criteria Requirement Nursing Home Long Term No Spaces Required Short Term 2 Spaces No Long Term Spaces 2 Short Term Spaces Bicycle Parking: The project is required to provide bicycle parking based upon the parking district it is located in and the proposed use of the property. As indicated above, the Planning and Development Code requires a minimum of two short term bicycle parking spaces and no long term bicycle parking spaces for a nursing home in the traditional parking district. The attached site plan does not currently identify a bicycle parking location. The project will be conditioned to provide the two required short term bicycle parking spaces. Building design, signage and landscaping Building: The two existing buildings were originally constructed in 1964 as two 4-unit apartment houses, for a total of eight (8) units on site. The buildings are one-story with stucco plaster exterior, brick wainscoting, vinyl slider windows, and composition roofing. No significant exterior modifications or site improvements are proposed as a part of this project, therefore Site Plan and Design Review is not required at this time. The Planning and Development Code (Section ) requires that a development, improvement, or use of a site for other than residential purposes shall provide a minimum 6-foot high solid wall of masonry, brick, or similar material along all property lines which abut a residential zone or use. The wall shall not extent into any front yard setback area or beyond the required setbacks of the abutting residential zone or use. The project site abuts a residential zone (R-1-EA-4) and residential use (singleunit dwelling) to the west of the property. The applicant has indicated on their site plan that they will be providing a concrete block wall along this common property line. Signage: The applicant is proposing to locate a monument sign at the front of the property for their signage. The sign is proposed to be located to the east of the vehicular entrance and can been seen on the site plan (Exhibit 1A). No elevations have been provided for the sign. The project is conditioned such that all signage shall comply with the City s Sign Code and that signage will be reviewed through the sign permit process. Landscaping: The project site has existing landscaping throughout the property (grass, shrubs, and trees). No significant changes are being proposed to the existing landscape areas. With the proposed change in use and the expansion of the paved parking area, the proposal is required to meet the required 50% tree shading for parking and maneuvering areas. 6

7 Required Findings of Fact In evaluating conditional use permit proposal of this type, the Planning and Design Commission is required to make the following findings: A. The proposed use and its operating characteristics are consistent with the general plan and any applicable specific plan or transit village plan; The project is consistent with the Suburban Corridor land use designation in that the proposed residential care facility will assist in meeting local and citywide needs for services and housing and will also allow area residents to provide a residence for their aging family members in need of assistance in the local area. B. The proposed use and its operating characteristics are consistent with the applicable standards, requirements, and regulations of the zoning district in which it is located, and of all other provisions of this title and this code; The residential care facility is a conditionally allowed use in the Multi-Unit Dwelling (R-3) zone, with the approval of a Planning and Design Commission Conditional Use Permit. Also, a nursing care facility is a permitted use in the Executive Airport Overlay overflight zone (EA-4). As conditioned, the proposed residential care facility meets all applicable standards, requirements, and regulations of the R-3 zone, EA-4 overlay, and all other applicable provisions of this title and code. C. The proposed use is situated on a parcel that is physically suitable in terms of location, size, topography, and access, and that is adequately served by public services and utilities; The project has been analyzed by City departments and it has been determined that all streets and other public access ways and facilities, parking facilities, and utility infrastructure are adequate to serve the proposed development. D. The proposed use and its operating characteristics are not detrimental to the public health, safety, convenience, or welfare of persons residing, working, visiting, or recreating in the surrounding neighborhood and will not result in the creation of a nuisance. The project, as conditioned, will not be detrimental to the public welfare nor result in the creation of a public nuisance in that the use is a low traffic generator, will be buffered from the single-unit residence to the west by a six foot masonry wall and landscaping and adequate parking is being provided for the residential care facility. Conclusion: Staff recommends that the Commission approved the requested conditional use permit based on the findings of fact and subject to the conditions of approval listed in Attachment 1. The project is consistent with the General Plan 7

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9 Findings Of Fact Attachment 1 Proposed Findings of Fact and Conditions of Approval Maple Oaks Senior Care (P14-022) 3310 and th Avenue A. Environmental Determination: Exemption Based on the determination and recommendation of the City s Environmental Planning Services Manager and the oral and documentary evidence received at the hearing on the Project, the Planning and Design Commission finds that the Project is exempt from review under Section (New Construction or Conversion) of the CEQA Guidelines. The project consists of the conversion of two 2,800 square foot multi-unit buildings into a 30 bed residential care facility, which would include only minor modifications to the exterior of the buildings. There would be no additional significant cumulative effect that was not evaluated in the Master EIR for the 2030 General Plan. The project would have not significant effect on the environment. B. The Conditional Use Permit to operate a residential care facility in the Multi-Unit Dwelling Zone within the Executive Airport Overlay (R-3-EA-4) is approved subject to the following Findings of Fact: 1. The project is consistent with the Suburban Corridor land use designation in that the proposed residential care facility will assist in meeting local and citywide needs for services and housing and will also allow area residents to provide a residence for their aging family members in need of assistance in the local area. 2. The proposed use and its operating characteristics are consistent with the applicable standards, requirements, and regulations of the zoning district in which it is located, and of all other provisions of this title and this code, in that the residential care facility is a conditionally allowed use in the Multi-Unit Dwelling (R-3) zone, with the approval of a Planning and Design Commission Conditional Use Permit. Also, a nursing care facility is a permitted use in the Executive Airport Overlay overflight zone (EA-4). As conditioned, the proposed residential care facility meets all applicable standards, requirements, and regulations of the R-3 zone, EA-4 overlay, and all other applicable provisions of this title and code. 3. The proposed use is situated on a parcel that is physically suitable in terms of location, size, topography, and access, and that is adequately served by public services and utilities, in that the project has been analyzed by City departments and it has been determined that all streets and other public access ways and facilities, parking facilities, and utility infrastructure are adequate to serve the proposed development. 9

10 4. The proposed use and its operating characteristics are not detrimental to the public health, safety, convenience, or welfare of persons residing, working, visiting, or recreating in the surrounding neighborhood and will not result in the creation of a nuisance, in that use is a low traffic generator, will be buffered from the single-unit residence to the west by a six foot masonry wall and landscaping and adequate parking is being provided for the residential care facility. Conditions Of Approval B. The Conditional Use Permit to operate a residential care facility in the Multi-Unit Dwelling Zone within the Executive Airport Overlay (R-3-EA-4) is approved subject to the following Conditions of Approval: Planning: B1. The applicant shall obtain all required building permits and/or encroachment permits prior to commencing construction. B2. The residential care facility shall not exceed 30 beds without further planning review and approval. B3. The project shall substantially conform to the approved plans as shown on the attached exhibits, except as conditioned in this approval (P14-022). Any modification to the project or exterior of the structures shall be subject to the review and approval by Planning staff (and may require additional entitlements) prior to the issuance of building permits. B4. Prior to the issuance of a building permit, the applicant shall propose and submit for review and approval by the Planning Director a "Good Neighbor Policy" including but not limited to the following: Establish a process for neighbors to communicate directly with staff of the facility. A sign indicating a 24-hour emergency phone number and contact person shall be kept current and posted on the building in a clearly visible place. B5. All mechanical and communications equipment shall be completely screened from view from public streets and the adjacent properties when at grade level by the building parapet, and/or architectural projections that are integral to the building design. B6. The project shall provide a minimum 6-foot high solid wall of masonry, brick, or similar material along all property lines which abut a residential zone or use. The wall shall not extent into any front yard setback area or beyond the required setbacks of the abutting residential zone or use. B7. Garbage receptacles shall be stored wholly within the building or they are required to meet Sacramento City Code for recycling and solid waste 10

11 Building: regulations (Chapter ), including, but not limited to, perimeter fencing, masonry walls, solid metal gates, concrete apron, overhead clearance and signs. B8. Lighting fixtures shall be of a high quality decorative design, having color and style, which is compatible with the building architecture, as determined by the Planning Director. B9. Lighting shall be designed so as not to produce hazardous and/or annoying glare to motorists on the public street, adjacent residences, or the general public. B10. A minimum of eight (8) parking spaces shall be provided including the required number of ADA accessible spaces. B11. The project shall comply with the fifty percent shading requirement (Chapter of the Sacramento City Code) for all parking and maneuvering areas. B12. The proposal is required to meet the Sacramento City Code regulations, regarding bicycle parking (Chapter ), which requires two (2) short term and no (0) long term bicycle parking facilities. Bicycle parking shall be located in a secure area in close proximity to public view, in well lit areas near building entrances, and shall be installed prior to the issuance of the Certificate of Occupancy for the residential care facility. B13. Any signage shall comply with the City s Sign Code. Proposed signage will be reviewed through the sign permit process. B14. All work requires a building permit and must comply with the applicable requirements of the 2013 California Code of Regulations Title 24, Part 2 (California Building Code), Part 3 (California Electrical Code), Part 4 (California Mechanical Code), Part 5 (California Plumbing Code), Part 6 (California Energy Code), Part 9 (California Fire Code), and Part 11 (California Green Code). B15. The occupancy classification is R-4 per the California Building Code as long as there are no more than 6 non-ambulatory clients per building. If there are more than 6 non-ambulatory clients then the buildings will have to meet the requirements for a R-2.1 occupancy. B16. Accessibility for persons with disabilities must be provided as per Chapter 11A of the California Building Code. 11

12 Fire: B17. All turning radii for fire access shall be designed as 35 inside and 55 outside. CFC B18. Roads used for Fire Department access shall have an unobstructed width of not less than 20 and unobstructed vertical clearance of 13 6 or more. CFC B19. Provide the required fire hydrants in accordance with CFC 507 and Appendix C, Section C105. B20. Timing and Installation. When fire protection, including fire apparatus access roads and water supplies for fire protection, is required to be installed, such protection shall be installed and made serviceable prior to and during the time of construction. CFC B21. Provide a water flow test. (Make arrangements at the Permit Center walkin counter: 300 Richards Blvd, Sacramento, CA 95814). CFC B22. Provide appropriate Knox access for site. CFC Section 506 B23. Roads used for Fire Department access that are less than 28 feet in width shall be marked "No Parking Fire Lane" on both sides; roads less than 36 feet in width shall be marked on one side. B24. An automatic fire sprinkler system shall be installed in any portion of a building when the floor area of the building exceeds 3,599 square feet. CFC Fire Code Amendments (c) Required due to change of occupancy B25. Locate and identify Fire Department Connections (FDCs) on address side of building no further than 50 feet and no closer than 15 feet from a fire hydrant. B26. An approved fire control room shall be provided for all buildings protected by an automatic fire extinguishing system. The room shall contain all system control valves, fire alarm control panels and other fire equipment required by the Fire Code Official. Fire Control rooms shall be located within the building at a location approved by the Fire Code Official, and shall be provided with a means to access the room directly from the exterior. Durable signage shall be provided on the exterior side of the access door to identify the fire control room. Fire Control rooms shall not be less than 50 square feet. CFC Amendments

13 Police: B27. Vehicle gate shall be provided with a min 20 clear access. Gate shall be AC powered and provided with Key override switch (Knox) and Radio operated controller (Click2Enter). All vehicle gates obstructing pedestrian access to a public way (street) shall have an approved pedestrian gate installed within 10 feet of the vehicle gate. Revised plans show gate will be provided with a manual sliding gate. All new gates shall meet the abovementioned requirements. B28. Lighting: a. Exterior lighting shall be white light (e.g. metal halide, LED, fluorescent, or induction). b. All lighting shall be full cut off fixtures to limit glare and light trespass. c. All lighting shall be maintained and operational and shall meet IESNA standards. B29. Landscaping: a. All ground cover shall be maintained at 2 or less. We recommend installing groundcover that does not grow taller than 2. All lower tree canopies shall be trimmed above 6. This increases natural surveillance and eliminates hiding areas within the landscape. b. Tree canopies shall not interfere with or block required lighting. This creates shadows and areas of concealment. Public Works: B30. Construct standard public improvements as noted in these conditions pursuant to Title 18 of the City Code. Improvements shall be designed to City Standards and assured as set forth in Section of the City Code. All improvements shall be designed and constructed to the satisfaction of the Department of Public Works. Any public improvement not specifically noted in these conditions shall be designed and constructed to City Standards. This shall include the repair or replacement/reconstruction of any existing deteriorated curb, gutter and sidewalk adjacent to the subject property per City standards to the satisfaction of the Department of Public Works. B31. All new and existing driveways shall be designed and constructed to City Standards to the satisfaction of the Department of Public Works. B32. The site plan shall conform to the parking requirements set forth in City Code (Development standards for off-street parking facilities, Zoning Ordinance). 13

14 B33. The design of walls fences and signage near intersections and driveways shall allow stopping sight distance per Caltrans standards and comply with City Code Section (25' sight triangle). Walls shall be set back 3' behind the sight line needed for stopping sight distance to allow sufficient room for pilasters. Landscaping in the area required for adequate stopping sight distance shall be limited 3.5' in height at maturity. The area of exclusion shall be determined by the Department of Public Works. Sacramento Regional County Sanitation District (SRCSD): B34. Change of use for this property may require payment of SRCSD sewer impact fees. Impact fees shall be paid prior to recordation of parcel map. Applicant should contact the Fee Quote Desk at for sewer impact fee information. 14

15 Exhibit 1A Plot Plan 15

16 Exhibit 1B Existing and Proposed Floor Plan 16

17 Exhibit 1C Elevations 17

18 Attachment 2 Photographs On 38 th Avenue (northeast corner of property) facing southwest On 38 th Avenue (northwest corner of property) facing southeast 18

19 On property driveway on 38 th Avenue (north side of property) facing west Side (west) elevation of th Avenue 19

20 Side (west) elevation off th Avenue Parking area (south facing north) 20

21 Subject: Maple Oaks Senior Care (P14-022) Attachment 3 May 28, 2015 Land Use Map 21