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Agenda Item 4.
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| Planning Commission |
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| Subject: |
Precise Development No. PD 20-03 and Conditional Use Permit No. CUP 20-09 for the Development of a Residential Care Facility for Assisted Living and Memory Care at 251 South Randolph Avenue
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| REQUEST |
| This is a request for a Conditional Use Permit to allow a new residential care facility with assisted living and memory care services and consideration of a reduction to the parking requirement related to the residential care use and a Precise Development for site design. The project is located in the C-P (PD), Administrative and Professional Office (Precise Development) zone. |
| RECOMMENDATION |
| Staff recommends the Planning Commission adopt a Resolution approving Precise Development No. PD 20-03 and Conditional Use Permit No. CUP 20-09, subject to the recommended conditions of approval. |
| BACKGROUND/DISCUSSION |
 The property site is located at the southwest corner of Madison Way and Randolph Avenue at 251 South Randolph Avenue. The subject site is approximately 2.11 acres and is developed with three buildings, see Figure 1: Vicinity Map. The property was previously occupied by the Grace Covenant Community Church and owned by the Gateway Seminary of the Southern Baptist Convention.
The existing buildings would be demolished to accommodate the new residential care facility. The property has a General Plan designation of Office/Financial and is zoned C-P (PD). The list of surrounding uses and further technical information is included in Attachment 2, Technical Background.
DISCUSSION
The applicant proposes to construct a residential care facility with assisted living and memory care services. The proposed use is allowed within the C-P zone with a CUP. Additionally, the applicant requests to modify the parking standards. Modification of parking standards can be considered with review and approval of a CUP. A parking study was completed to inform the proposed modified parking standards and is discussed later in this report.
Precise Development
The proposed project is a two-story residential care facility with two internal courtyards. The project would include a total of 80 units consisting of 58 assisted living beds and an additional 24 memory care beds. Two of the memory care units offer two beds in the unit. There is a total of 28,509 square feet of living space and an additional 17,311 square feet of supportive uses such as office space, dining areas and common recreation areas. The surface parking spaces are surrounded by a landscaped parkway along South Randolph Avenue and Madison Way, see below for an illustrative site plan, Figure 2. The proposed project meets all development standards for the C-P zone as demonstrated in Table 1.
The proposed architecture is Spanish style, with a terracotta tile roof, two-tone beige stucco exterior and grey siding. The parcel slopes down to the west as shown in Figure 3 and 4. The building is two levels of usable space on the western half of the parcel and one level on the eastern half. The proposed project does not exceed the maximum height or floor area ratio (FAR) allowed in the C-P zone and is consistent in form, massing and architectural style with the surrounding developments. The proposed project fulfills the City’s Art in Public Places requirements including a public art sculpture at the northeast corner of the property.
Conditional Use Permit
Brea City Code Section 20.224.020 allows residential care facilities in the C-P zone with approval of a CUP. The proposed use is residential in nature providing senior assisted living accommodations and in keeping with the goals and objectives of the General Plan. The project is not anticipated to be more intensive of a land use than was envisioned by the General Plan. The site is bordered by residential uses to the west, the Community Center to the north and commercial uses to the south and east, see Figure 5: Existing Zoning. The proposed use is anticipated to operate in compliance with the zone and compatibly with the surrounding neighborhood. Vehicle trips associated with the proposed use have been determined to be in compliance with the land use designation provided for and reviewed by the General Plan. All operations and characteristics are in keeping with the zone and given the residential nature of the proposed use is a compatible transition use for the adjacent residential and commercial neighbors.
Brea Parking standards require 5.5 parking spaces for every 1,000 square feet of residential care facilities, convalescent or nursing home uses. This current Code requirement does not take into account the number of residents, type of facility or other characteristics to distinguish operational or need associated with the land use. As submitted, this project would require 252 parking spaces for the 45,820 square foot, 82 bed facility. However, since parking for uses like this can vary significantly from project to project, the applicant has requested a Conditional Use Permit to consider reducing the parking requirements. A parking study was prepared by Linscott, Law & Greenspan Engineers (LLG), the City’s traffic engineering consultant, to show the operational needs associated with this specific use, see Attachment 5. The conclusions of the study are summarized as follows:
- Based on empirical data collected by LLG, a ratio of 0.51 spaces per bed is needed to accommodate parking demand for the memory care units. In 2017, this same ratio was approved by the Planning Commission for the Silverado Memory Care Facility.
- Based on empirical data collected by LLG and parking ratios for assisted living facilities included in the latest Institute of Traffic Engineers (ITE) Parking Generation Manual, a ratio of 0.58 spaces per bed is needed to accommodate parking demand for the assisted living units.
- The proposed supply of 43 parking spaces would result in a probable surplus of eight spaces on weekdays and three spaces on weekends.
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| ENVIRONMENTAL ASSESSMENT |
| The proposed project is exempt from the requirement of the California Environmental Quality Act (CEQA) pursuant to Section 15302 of Title 14, Chapter 3, Article 19 of the California Code of Regulations, regarding the replacement or reconstruction of existing structures and facilities where the new structure would be located on the same site as the structure replaced and would have substantially the same purpose and capacity. |
| RESPECTFULLY SUBMITTED |
Jennifer A. Lilley, AICP, City Planner
Prepared by: Sheri Vander Dussen, AICP, Contract Planner |
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