Welcome.
The Design Review Commission meeting is now called to order.
Our meeting for Wednesday, September 16th.
We have a regular meeting this evening.
If you wish to address the commission,
please fill out a speaker's card.
And when invited to come up, bring your card
to the commission secretary if you haven't already done it.
And state your name clearly, and where you live,
and who you represent when you get up to the microphone, please.
The purpose of a public hearing is to supply the design review
commission with information it cannot otherwise obtain.
Therefore, please limit your testimony
to factual information that will assist in the decision making
process for the topic at hand.
And in order to facilitate an efficient meeting,
please avoid repeating previous testimony
and observe the time limits.
So, again, welcome and roll call.
Yes, of course.
Commissioner Newsom?
Here.
Commissioner Prose?
Here.
Commissioner Case informed me that she would not be able
to attend this evening.
Vice Chair Riley?
Here.
And Chair Basting?
Here.
Are there any items on consent calendar?
There are not.
Okay.
If anyone would like to speak on something
other than one of the items on the agenda,
please come up, anybody here?
Okay, so no public communications.
Were there any ex parte communications
among the commission?
Thank you.
All right, so we will now start with the study sessions.
Staff will make a presentation.
Good evening, Design Review Commissioners.
My name is Jessica Gonzalez, Senior Planner,
and tonight I will be presenting the IV RCFE project.
Getting started with the project location,
the site is a 3.10 acre site developed
with an existing two-story building located
at 1350 Montego Way with frontages
along Montego and Ignacio Valley Road.
The site is zoned plan development PD 888
and the existing building is occupied by office uses
and surrounded by other offices, residential
senior facilities in the area. Just some context on the existing site, some photos of the existing
building. Moving into the proposed project and applications, the project scope includes
demolishing the existing building, constructing a new three-story building with new trash enclosure,
parking, landscaping, and tree planting, and some tree removals as well. And the site would be
operated as a 100-unit residential care facility or RCFE.
As proposed, the project requires a design review and tree removal application.
The applicant has also requested processing under density bonus which allows them to request
waivers from various development standards.
So just a brief overview of the entitlement path for the project.
The project is before the DRC tonight as a study session to review the design review
application and building site changes and requested true removals since the
project is considered a major project it will then if it receives a after
getting input from the DRC and a recommendation to the Planning
Commission it will be reviewed by the Planning Commission for a final
decision at a future date. Quick overview of the proposed operations for the RCFE
The IV will operate a 70 assisted living unit and 30 memory care unit RCFE.
Residents would be age restricted to 55 years and up, and the facility would provide 24-hour
care with services including daily living assistance, meals, and recreational activities.
Here are the proposed elevations for the building.
As you can see, the building includes various projections and varied heights that provide
modulation and articulation and alignment with our design review standards.
The south elevation at the top of the building, or the top of the screen, would act as the
entry for the facility and includes a covered port-a-ca-share for resident pickup and drop-offs.
Here are the two other elevations for the building sides.
This is the proposed layout for the site.
The new building is proposed in the same general location as the existing building, and the
building includes a large central courtyard area that would be used by residents.
Just showing that courtyard area on the screen highlighted in red.
Moving into parking and access.
The project includes two parking areas accessed by two separate individual driveways along
Montego Way.
The main driveway called out on the screen provides access to the front of the building.
The driveway provides access, the second driveway, sorry, provides access to service areas and
the proposed trash enclosure for the site.
Into the required parking, 54 spaces are required for the proposed use, and the proposal includes
82 spaces more than complying with the minimum requirement.
the proposed trash enclosure location called out. The enclosure is proposed at the southwest corner
of the site along the Ignacio Valley frontage. I've included the trash enclosure elevations and
access plan on the screen. Moving into landscaping, the proposed landscape plan includes a variety of
shrubs, ground cover and plantings more than meeting the required 20% landscaping requirement
under the PD zone.
As noted in the staff report before making, before moving forward to the planning commission
hearing we requested an updated arborist report so our city arborist can correctly identify
and determine which trees are required for the planning commission review and approval.
The tree disposition plan for the project is shown on the screen which shows 44 trees
to be removed.
According to the arborist report, none of the trees, according to the current arborist
report, none of the trees qualify as highly protected.
Moving into the tree plantings, 217 trees are proposed to be planted throughout the
site.
Trees include a mix of ornamental and California native species.
Lastly, as I mentioned, the applicant is requesting processing under density bonus as a qualifying
senior housing project.
As such the project may request waivers to waive certain development standards.
As discussed in the report, the applicant is requesting to waive three standards including
building height, the bike parking requirement and a design review standard which restricts
trash enclosure locations along the frontage.
And so with that, staff does request that the DRC review the proposal and provide input
on the design review application and provide a recommendation to the planning commission.
I'm available for any questions and the applicant team including Carissa Savant with O&I development
is also available as well. Thank you.
Thank you. Does anyone have any questions of staff?
Did you say that the ARPERS report was updated or will be updated?
We are requesting an updated report. Okay. Thank you.
I have no questions. Thank you.
Thank you.
So, no questions for me, but I do just want to highlight one thing.
Jessica does note in her presentation that there are density bonus waivers being requested
for this project.
I do just want to inform everyone, in case you are unfamiliar, under the Housing Accountability
Act or the state law, residential care facilities for the elderly do qualify as a project that
that can utilize the density, bonus, law and regulations.
So should that project qualify, which this one does,
there are a variety of items
for the development standards that could be waived.
And again, this project is requesting
some of those items tonight.
Good evening, Design Review Commissioners.
Thank you for your time this evening.
My name is Carissa Savant
and I'm the Vice President of Development for O&I.
Tonight from our project team, I have our architect civil
engineer and our operations specialist.
Should you have any other additional technical questions,
I can answer.
So I would like to provide a quick, brief intro about us
and our company.
I'm going to talk briefly about the project.
Jessica, thank you for your presentation.
And then we can open it up to any additional comments.
So a little bit about who we are,
O&I is the development arm of Oakmont Management Group,
and together we develop, own, and operate
senior living communities across the western United States.
We are headquartered in Irvine, California,
and we are responsible, and O&I is specifically responsible
for the site acquisition, entitlements, permitting,
and construction of our communities.
I like to point out with our companies,
what makes our approach unique is that our development
and operations team work together very closely
at the onset of the project.
That way we can start planning through long-term management.
This allows us to thoughtfully design communities
that meet the needs of future residents, family, and staff,
while complimenting the community surrounding us.
Oakmont is one of the nation's leading
senior living operators, and we currently manage
over 117 communities across California,
Nevada, Colorado, and Hawaii.
And we do that through our Oakmont Senior Living
and our Ivy Living brands.
Oakmont and O&I together, we bring a proven combination
of our development expertise, operational excellence,
and long-term commitment to the community that we serve.
And I do like to point this out,
we don't just build these communities
and look to sell them.
Together with our partners, we develop, own, and operate,
and we hold these in perpetuity.
And because we remain involved
long after the project is complete,
We approach each project with that perspective and outlook
as we design and work together collaboratively
with the city staff.
This is ONI's development team.
These are my two other partners.
We have a proven track record of real estate development
specializing in acquisition, entitlements,
and construction oversight.
And I just like to show this one as well
because after the community is built
and we are operating it, you can still reach out.
We will still be involved as a community.
This I just like to show Oakmont and Ivies
just kind of by the numbers,
but I already said we currently have 117 communities
under management.
O and I, we have 11 in development right now.
We have over 11,000 apartments, apartment homes,
units that we oversee, 10,000 team members,
and our portfolio right now is at a 90% occupancy rate,
which I'm also proud to share.
Jessica hit on all this pretty well,
so I don't want to duplicate everything,
but yeah, it's a little over three acres.
We're proposing the 100 units assisted living
and memory care, type five, three stories.
And we do have the building height waiver in there as well.
And then I did want to point out in the staff report
that we did reconcile that height.
I think there is an error, a misdrafting on one
of the plan sheets you guys received, a sheet 301.
So we are 40 feet, nine inches, not 43 feet.
One thing I do want to point out,
along with that entry along Montego Way, our primary
entry, we did try to push the building back
towards Ignacio Road as much as we
can to kind of create the greatest setback there
from the homes to the south and the west.
And that will also be heavily landscaped along Montego Road
as well.
So a little bit about the parking ratios.
I just pulled some data on some jurisdictions
we're currently working in, and as Jessica mentioned,
we are parked at code at 54 for our community.
We did provide 82 spaces.
We have a recorded REA on this property
with the adjacent owner, which 28 of those spaces
are open and dedicated to the property to the west.
Another comment that came up is just regarding
our trash enclosures with Republic Services
that we're working through right now.
We're currently proposing two, four yard.
But we've been working with them
and we will continue through the balance
of the entitlement period
to possibly get those to two, six yards.
This is just showing community comparison
with 100 unit communities.
We get pickups three times a week.
But again, we're working with her directly
so we'll get their approval and sign off
and then we can provide that to staff.
And then lastly, is the arborist port we already touched on
and we are updating it right now
and it should be updated by the end of the week.
We will share that with city staff again
and then clearly just depict the amount of trees
we're adding, removing and I just wanted to mention too,
we're gonna continue to work with the arborist
and see based on our site development area
and the footprint of the building,
if there's any additional trees that we can preserve
and work together with them.
And if whatever that outcome is,
we'll let staff know and work together on that.
And then this is just the overall tree disposition overlay
as well.
And so I think with that,
we can open it up to any questions.
Thank you all for your time.
And we're happy to answer any questions that come up.
Questions?
Sorry.
Can you walk me through how a pedestrian
gets onto the site?
Like how, from a pedestrian scale,
how do people walking along get onto the site?
Just along Montego Road,
there will be sidewalk connectivity
throughout the entire community,
but there's one point.
You don't have a, oh, yes you do.
There we go.
So we actually have to improve this per fire and ADA.
So we're gonna be expanding the apron
this driveway with right now it's currently 20 feet we're gonna expand it
to 25 for fire and then this sidewalk will be connection with the new and the
I believe the sidewalk has to be four feet yeah and so this has connectivity
in circulation throughout the entire community. And that connection that that
is the entrance on the right hand side of the picture right there. Correct this
is our main entrance. So that's okay that's good I mean a lot of actually a
a lot of people are gonna park on the street, I think.
It's just the way it is out there.
It's just the way it is out there.
True, yeah.
Okay.
And then, just like some of the service features,
like the trash enclosure right there at Ignacio,
it's elevated, you're gonna see it.
Are you guys screening that?
Yes, we're planning on screening it.
It will be a decorative trash enclosure as well,
but then we will be screening all these sites as well
with additional landscaping and trees.
Okay. Yeah.
Good enough.
And we like to do that too,
just as part of our operations.
Yeah. So nobody stares at that.
Yeah.
Thank you for your presentation.
I have a couple of questions
and I'll follow up on the trash enclosure selection
across the site.
There could be a number of locations
where that facility was placed.
I guess I'm struggling to understand why this location
was the one that you want to make a presentation about.
Byron, do you want to speak to that anymore
with the location of it?
I mean, I know it's turnaround, just kind of that access.
I'll bring our architect up.
Good evening.
I'm Byron Hills, the project architect.
So in regard to the trash enclosure,
that's what you're referring to, the location.
Yes.
we need a 50 foot, especially if we go to the six yard bins,
which we plan to, those can't be hand rolled
out of the enclosure.
So we've got to have a 50 foot minimum truck access
out in front of that so the trucks can pull right up
to the trash enclosure and lift the bins
without somebody hand rolling them out.
There's really nowhere else on the site that we can do that.
I mean, I take that back.
We could put it on the other,
we'd put it on the north side of the building there,
or the northeast side,
basically, you know, along Ignacio as well.
But yeah, it's a less favorable location, we felt like.
So it really comes down to truck access,
and then also the main users of the trash enclosure
are gonna be employees, of course.
And we just feel like that's a good location,
kind of back out of the way.
There's sidewalk available all the way
from the kitchen service entrance
around to that location.
So yeah, mainly truck access, but keeping it out
of the front of the building.
I did notice on the architectural plans
there is a third floor dining and kitchen space,
And there's also a main floor dining space
at the left hand side of the building,
I'll just say, west elevation.
Is there a kitchen solution with that dining space as well?
No, that's actually the memory care dining room.
And so food will be carted down to that memory
care from the main kitchen.
OK.
One more question is, exterior lighting,
there's a number of tall lamps and some landscape lighting
along the pathways around the building
and those in the drawings.
Is there gonna be any architectural lighting
on the building itself, sconces, things like that
that illuminate the building?
There will be.
We also provide all night skylighting too,
so down lit, so it's almost a zero candle footprint,
so it doesn't affect the neighbors
and it's not bright at night.
Same with our parking lot lighting too.
Okay, and more questions, thank you.
Hi, thank you for the presentation.
Is the third floor across the entire building
or is the third floor only in certain sections?
It's the entire building.
Yes.
And my next question again is about the trash enclosure.
I know that from this perspective,
it's in the back of the building,
but Ignacio Valley is a very prominent road
in our community.
So the idea of having sort of the trash can enclosure
on the street.
I just would like to kind of look at how
that's gonna be screened sort of aggressively
with plants and things like that,
because it seems like a very prominent place
to have the trash enclosure.
Outside space for residents.
Where do residents get to go outside?
How does that work?
Can you talk through that a little bit?
Sure, absolutely.
So our interior courtyard is for our assisted living
residents, and then also up on the third floor we have some terrace patio spaces, fitness
areas too, where there could be like indoor outdoor activities, bar lounge that we program,
and then the memory care residents have that separate courtyard right in the back here.
So this is only memory care.
This has delayed egress, obviously, and everything
that we need through DSS.
So the entire internal courtyard is for assisted living.
And then also on all of our communities,
we like the whole path of circulation around.
So we also have a dog park.
We have little benches and things along the way
when residents want to get out and do their wellness laps
as well.
Great, thank you.
And just to ask, did you think about tree placement
in regards to those outside spaces for shade and things?
Absolutely.
One thing we also do, just as a company on all
of our new ground up developments,
we actually over landscape a lot.
We pay a lot of attention to that.
And to follow up with your trash enclosure comment
for Planning Commission 2, we'll also do a section for you
and kind of show the setbacks from Ignacio
so you can actually see where it's set back
and what we're planning to do.
But we plant a lot of trees
and we also contract grow our trees
once we start construction.
So it's very important to us
when our first residents move in,
they don't feel like they're moving in
to shrubs and kind of a immature planting
and it's gonna take 10 years to feel like home.
So we do focus a lot on landscaping
throughout our communities.
While we're on that topic, since you were just talking
about the size of things and how long they take to mature,
there are a lot of mature trees on this site in areas
that you are not constructing a building on.
So for instance, those two parking lots
remain essentially the same as they
were in the layout of the previous building.
So I'm questioning why you need to remove those trees.
And then I also would like to hear
the rationale of taking the big mature trees out
of the bioretention along Ignacia, which
would help you to screen because they're already there.
Sure.
That's exactly what we're working with Civil
in the Arboress right now on.
And that was a comment that staff had made to us.
So we'll come back to you with some of those responses.
if there's the additional preservation,
because if we can, we really like to do it.
We don't like to take out mature trees just to take them out.
I know our footprint is larger, obviously,
than the office building.
Push back, set back a little differently,
but we will absolutely look at those and see what we can do.
OK, thank you.
Yeah, of course.
Anyone else have any other questions?
OK, thank you very much.
Thank you.
Public comment?
I haven't received any speaker cards for this item.
Does anybody wish to speak on this item from the public?
Please go ahead and come up, sir.
Thank you.
Thank you.
And when you have a chance, you'll just be at this mic
and let us know your name.
You have two minutes.
My name is Joe Perez.
I live at 1362, which is kind of at the edge there.
And they have beautiful Diodor cedars in front.
and it blocks the view of that third floor to my backyard.
I don't know why they take them out, they're gorgeous.
I would love them to stay because then people
on the third floor would not be looking in my backyard.
Number two, the lighting.
Is this place gonna be lit up?
Is it kind of the same way it is now?
Or am I gonna have lighting in my backyard
where it bothers me?
I don't know.
heard somebody say something about dimmed lit I don't know what that means is it
gonna be different than what the lighting is right now the lighting that
they have right now is it gonna be different I'm sorry I'll interrupt you
just for a moment you'll have a chance to answer his questions after a comment
thank you that was all ahead because my backyard is very important to me and the
third floor kills my backyard with and it's not really just a corner and I
could see where they would see right in my backyard. And it is old people but
still I like my privacy. Thank you. Thank you. Thank you. Did you want to come up
to the mic and respond to that? Thank you. Thanks Joe. So as far as the trees
will, I just noted your address and we'll look at those in the additional
preservation. Anything we can do with those, absolutely. And then we can also
talk about what, if we are replacing them, what we can do there to help screen your
house. We have several communities that are adjacent to you know single-family
homes and in places like this so I'm really used to going through kind of the
tree screening exercise and we can work together. And then to answer your
lighting question everything that we are proposing in our community is called
Night Sky. It's all down lit. There will be a zero candle footprint on it so you
will not have any light shining in your backyard to your house. However we did
receive a comment from traffic and they want I don't know what this is gonna
turn out to be and I'm working with our civil engineer right now but they want
us to increase lighting on along Montego versus what's out there right now so we
will work with them provide them your comments and then maybe we can do
something there without still a night sky downlit fixture as well because I
know that's important. Thank you. Okay do we commissioners have comments for them?
No more public comment? You're right Phil closing public comment. Okay I got a
few so let's let's maybe look at the Montego elevation. You'd go to that or
any one of them. Yeah so looking at this I mean I think clearly you read our
prescriptive design review comments so thank you for that. I worked on that I
I was one of the authors of that, if you want to call it.
I'd say one of the things I see here
that I would like to emphasize is just modulation.
I would suggest that we amp up the color differences
to break the mass along horizontally.
So it just breaks down the elevation.
More like what you see across the street
because you're in a tricky place.
There's residential across the street.
Let's, if we could break it down,
just basically more modulation
and also de-emphasizing that top floor.
That's one thing.
I think another comment, I think it's great.
You guys are committed all night sky.
I mean, for the neighbor, I think obviously there's windows.
Sometimes those windows are gonna be open
or the light, the curtains are gonna be open.
So you're gonna see some light.
But, you know, basically not 24-7, those lights go off pretty early, I think.
I think, you know, one of the things we were charged to do – our hands are pretty tied
with these things involving density bonus.
I'd say that, you know, we're asked to comment on that.
It's like – and my comment is I can't make a comment about the density bonus.
That's a comment – if you have a question about the density, that's a function of the
commission, not the design review commission. It's beyond our charge. We've been through this a lot.
I think just emphasizing what's been said by the neighbor, also by other commissioners,
let's look to save more trees. Obviously, staff has said they're going to update the
arborist report. That's great. And I think we've heard that trying to save those trees,
particularly around the perimeter is gonna be important to to making this fit in context and in the short term
Let's see the memory care unit outdoor space
I'm not seeing it in any detail. I think that
You know, let's just make sure it's well detailed for that community. It seemed it seems kind of small now
this is Gates and associates who are designing this and
Notably, Commissioner Case is the principal over there, so I'm sure she's doing a good
job.
But let's try to amp up what we're doing for memory care.
There was a lot of comments about the refuge enclosure, right?
So obviously, it needs to be well-screened, de-emphasized.
But not only that, a common thing that's missed is if there's transformers, emergency generators,
the like any anything like that that's a thing on the site it needs to be
de-emphasized so you don't see it even double detector check valves all those
things have to be detailed so we're not looking at these giant things on the
street which I'm sure you don't want to do that's it I mean I think you know
just in terms of how we review these things and when they're submitted
personally I think these elevations should be should have been shown in
in situ, they should have been shown so we could see
the rather substantial grade crossing that's going on here
because it actually masses the building up a little bit.
And that's just something for staff,
next time we see it, I'd like to see that.
That's all I got.
Comments I have is, I guess is in follow-on
Commissioner Newsom's responses and comments
on the elevations of the four elevations
of the exterior of the building.
The one that I guess really gets the least amount
I think attention in terms of design and some depth
and some clarity is the east elevation,
one of which faces Ignacio Valley Road.
And I kind of get the looking from a floor plan
point of view is kind of back of house or corridors.
There are utility spaces, there are some other spaces,
but for the vast majority of people who will see this building,
they see that elevation every day as I drive by that.
So I think that that elevation needs a little more attention.
and I think what would help it is something I read is this,
it's staccato, it has a more vertical appearance.
And I think if kind of work on some of the details
and turn them more horizontal,
I think would benefit both the appearance of the building,
reduce apparent mass,
and I think give it more of a presentation
to Ignacio Valley Road.
And then I do want to revisit the trash enclosure
and looking at the site plan
and the 75-foot dimension for the essentially the turnaround
that's called for both fire access
and I'm assuming probably the refuse truck
is that I see no reason why the,
I'm guessing these are numbered spots, 75 and 74,
can't be the location of the trash enclosure.
Essentially is moving that turnaround location
for the fire truck a little further up,
Maybe we're just seeing little islands in the middle.
But I think that, again, that the perception
of what this building's gonna be,
it being a neighbor, it being a citizen,
that the trash enclosure is not something that I,
as an architect, would want to have
standing in front of the building.
And that's all I have, thank you.
I would like to also echo that,
as someone who drives on that road multiple times a day,
that this building is elevated from the road,
and so all of these features that we're talking about,
all of the utilities, all of those things,
are even more prominent.
Also, it is a space where there's a lot of office parks,
as well as medical facilities, as well as homes,
there's a lot of all of that happening in that space,
and I agree that if the architecture could lean more
towards something that looks residential
and less something that looks sort of medical
or commercial in some way,
that that would probably be much more pleasant
for both making it attractive for the community
and also just not look like another medical building,
which there are so many of them over there.
Lastly, if there could be,
yes, re-looking at where that trash enclosure is
and as well as really paying attention to that planting and arborist report.
That's all.
Thank you all.
I echo all those comments.
I won't repeat them.
I do want to go back to what we've said about the trees and saving the big ones if you possibly
can because as you've heard, everyone knows that it's going to be sort of looming over
Ignacio Valley Road with its height and being high in high
Site in the first place would be helpful to have that
Soft screening of those existing large trees and since you have that plan for bioretention
Anyway, that might make some sense
So I think I'm repeating myself
And those are my comments
Thank you all. Let me see if I can do my best to summarize
To summarize some of the comments
regarding the trash enclosure,
there is comments for consideration
to relocate the trash enclosure if feasible.
If not, and probably regardless
of where the trash enclosure ends up being cited,
there is a request that there be intense screening
or emphasize extra screening around it.
In addition to the trash enclosure,
there's an interest for screening
for all mechanical equipment,
above-ground mechanical equipment such as transformers
with another additional emphasis for anything
that is along Nassio Valley Road,
seeing as that's a very prominent visible roadway.
In regards to the architecture,
there is interest in more modulation,
consideration for potentially higher color contrast,
de-emphasis of those upper story floors,
and the potential to introduce
more residential architecture features.
For, let's see, the last item, I believe,
was just for extra consideration
regarding the outdoor space for memory care.
I believe these presentations didn't quite show
all the details, the packet does show some seating,
fireplaces, landscaping, et cetera.
But for this team and staff to just do an extra deep dive,
make sure that that is fully amenitized
and represented to the Planning Commission.
And those are my notes, is that accurate?
Oh, and I'm sorry, and save the trees,
save the mature trees.
Sorry, Jessica, thank you so much.
Working with the arborist and our engineering team,
seeing which mature trees that we can keep.
Sorry, thank you.
Okay, I think I see nodding and some thumbs up.
To our neighbor's comment, I know it was said,
but let's just make note that all the lights are gonna be.
down lights, night sky, yada yada thanks okay thanks. And so if it is okay with the
Commission staff is requesting just a brief three-minute recession before we
get into the next item. It's okay about me. Thank you. Thank you. Okay we're going to
restart our session. Hello good evening designer view commissioners my name is
Jessica Gonzalez, Senior Planner, and I'll be presenting the Rossmore RCFE. Starting with the
project location, the project site is a 4.4 acre site that's developed with an existing single
fam or single-story building located at 1220 Rossmore Parkway with frontages along Rossmore
Parkway and Rossmore Court. The site is zoned plan development PD 930 and the property is surrounded
by skilled nursing facilities, senior living communities and other R.C.F. fees in the area.
Some contacts on the site have some photos on the screen showing the existing building.
Getting into the proposed project, the project scope includes demolishing the existing building
and constructing a new two-story building with site improvements including parking,
site lighting, tree removals, new trees and landscaping.
The site would be operated as a 100 unit residential care facility or RCFE and the plan development
zoning specifically notes that outpatient medical convalescent hospitals and acute care
hospitals are allowed.
So staff has determined that the RCFE is a permitted use.
As proposed the project requires design review and tree removal applications and the applicant
has requested processing under density bonus, which allows for various waivers from development
standards.
Just a brief overview of the entitlement path.
The project is before the DRC tonight as the study session for review of the design review,
site changes, tree removals, and density bonus.
Since the project is considered a major project, it will be reviewed by the DRC tonight for
input and to make a recommendation to planning commission for their review and decision at
a future hearing date.
Just a quick overview of the proposed RCFE operations.
The RCFE will operate as a state licensed 76 assisted living and 24 memory unit or memory
care unit facility.
Residents would be age restricted to 60 years and older.
And the facility will operate a 24-hour care facility with services including daily living
assistance, meals, and recreational activities.
This is the proposed elevations of the building.
This is the northwest side facing Rossmore Parkway.
The elevation would act, or this elevation, would act as the main entry with covered drop-off
area.
I've also included a rendering on the screen which depicts this side of the elevation facing
the street. And so here is the east elevation and the proposed colors and material palette.
The proposal includes a range of colors and materials including beige plaster, wood siding,
brick veneer, and dark gray standing seam roof. Here are the two other elevations for
the building on the south and west side. The proposed layout for the site is shown on the
screen which includes two large outdoor courtyard areas for the residents to use.
Here is the proposed site access and circulation plan. The main entry and exit driveway is
proposed along Rossmore Parkway, and a second driveway will be located along Rossmore Court.
Getting into parking, the project requires 60 parking stalls. As shown in the plan, the
includes 71 stalls more than meeting the required parking.
So before moving forward to the planning commission, we have requested an updated arborist report
so our city arborist can review and determine which trees require planning commission approval
or which tree removals require approval.
The tree disposition plan is shown in the screen, which includes a proposed 65 trees
to be removed, including one highly protected tree.
So the tree planting plan is shown on the screen now.
73 trees are proposed to be planted along the site,
with many of them clustered along Rossmore Parkway
and Rossmore Court.
And here is the lighting plan, which
shows the exterior light fixture locations
and the lighting throughout the parking lot, landscape tree
uplighting and wall fixtures as well as light posts.
So as I mentioned, the project is being processed
under density bonus as a qualifying senior housing project.
As such the project may use waivers
to waive development standards.
As discussed in the report, the applicant is requesting
to waive four standards, including building height
and three design review standards,
including required public access outdoor railroads
required public access to outdoor space.
Exceeding the maximum allowed parking
along the primary frontage,
that would be Rossmore Parkway
and the minimum window recess required.
And so with that,
staff does recommend that the DRC review
and provide input and feedback on the application
and a recommendation to the planning commission.
I'm available for any questions
and the applicant team also has a presentation for you.
Thank you, any questions of staff?
No questions.
Applicant team, would you like to make your presentation?
Thank you.
Hello, my name is William Crowell.
I'm with Harvard South Bay Partners.
We have been senior living developers
starting back in 1994 and have done all things
senior living since that time.
We developed from coast to coast,
primarily focused on the East Coast and California,
with California being roughly half of our current pipeline.
We basically are headquartered in Dallas, Texas,
but our operations group, Momentum Senior Living,
is located in San Juan Capistrano,
which is Orange County, California,
and that's also where I'm located here.
And our group tends to focus on doing
really high-end projects,
and really focuses on giving care to seniors
and delivering projects that really fit into the community
that is surrounding them,
and that's what we're hoping to achieve here as well.
I'm going to turn over the presentation now
to Peter Patraglia, he's our project architect.
I get to use the remote.
This changes the slide.
Okay, great, got it.
Peter Patraglia with VTBS Architects.
We're based in Santa Monica, California.
We also have a San Jose office and a Denver office,
And we've been helping South Bay develop senior living
projects throughout northern and southern California.
And they found Bill, actually found this site,
and acquired it.
And it's a very exciting site, and look forward
to seeing a community develop here.
So with that, I'd like to get into the details a little bit.
First screen we have here, just to show as far as building
height, oops, now I knew I was going to mess this up.
Right now, I keep hitting, it just goes all the way through.
Can you help me out with this?
Okay, wait, okay, got it.
So this diagram just shows in highlighted in red
where the areas of the building
that exceed the height limit of 30 feet.
Just to give you an idea that the entire building
is not extending beyond the 30-foot height limit.
So it's just the edges,
and that's due to the slope of the site.
We're sloping from one side to the other,
about 17 feet in grade difference.
So that's what we're kind of challenged by the height limit.
And this kind of gives you a diagram of what areas
of the building are exceeding that height.
And it's by about 3 and 1 half feet maximum beyond the 30 feet.
So we're trying to be aware of that element
and designing the building to soften that impact as much
as possible.
Let's see if I could plan wise the overall site here.
You can see how it fits onto the site.
And Jessica went over that in more detail.
This drawing is showing the areas in yellow
are the common areas for assisted living.
We have an indoor pool looking south over the,
actually, yeah, south over the hillside and creek below.
So we're taking advantage and giving all of the residents
the ability to enjoy that view to the south
and the mountains with the common areas.
and it opens up into the courtyard in the middle
for assisted living.
Both courtyards on the ground floor are assisted living.
And then all of the residential units on the ground floor
are assisted living.
Second floor in the magenta are the common ears for memory
care.
So they have a dedicated wing that they
can have controlled access to their space
and create their own community on the second floor
there with an outdoor terrace that
overlooks onto the courtyard below, so they get visual access to the green space, and
they can also have guided assistance into the other common areas.
So those memory care residents can enjoy the entire community, but they would be assisted
or guided through there just to keep them safe.
And that's typically what South Bay does with all of their communities, opens it up to the
entire community within and but provides the security that's needed for memory
care. And so elevation wise this is just kind of showing our material palette.
Accents on the building are done with brick in the dark color. We have the
material board here. I went with a thin concrete brick that's more of a mid-century modern module so it's an inch and a half by 14
inches long, so it gives you a nice thin profile and texture to the building, which kind of
fits and is a throwback to the original building that's on the site, which has a little more
mid-century design to it.
So that was kind of the inspiration from the existing site, since there's a lot of different
architectures around there, I wanted to pull off of the history of what was there, which
was a 1960s office building, but it had kind of horizontal lines, and so the brick gives
an homage to that and kind of starts off that flavor and character of the building.
And from there that is accentuated throughout the building both in the interior courtyards
and the exterior, and then it plays off of the smooth plaster in an off-white color to
give a high contrast just to give some modulation to the building and articulate the different
facades.
Gives it a more residential feel.
I like to give each resident their own identity so that when they're in their unit they're
They're like, oh, I have the facade with the brick.
And then each balcony is a little different.
So everybody has their own little piece of the puzzle.
And it's a little different.
So it gives them their own identity within the community.
And so that's what the architecture is translating
throughout the building, that everybody has their own little
identity on the building.
And everybody's a little different.
The metal siding, or the metal sand and sand metal roof
is a little more contemporary play on the roof elements.
and gives some modulation and texture to the roof lines,
playing off the different forms.
Again, it gives you that more residential feel
and articulates the façade.
So it's not just linear or horizontal.
It's a combination of the two.
And you can see that all the way around the perimeter
of the building.
The northern west elevation is our entry.
So that's a little more modern with more glass and brick
and a drive under Porte-Cocher.
So that provides the entrance identity and arrival point
for both residents and guests.
And then transitions into the more residential feel
as you go around the building.
Let me see if I could change this without.
So the second floor, like I said,
is where the memory care residents are residing.
So you see on the top elevation,
that elevation will have the metal siding
with the vertical protrusions.
They stick at about four inches.
So it gives a vertical texture to the building
with some shadow lines.
And that identifies the second floor of memory care.
It gives them their own identity.
That's a little bit different than the rest of the building.
And so you could just see the other elevations.
Again, the same treatments of the combination
of brick and smooth plaster and the metal roofs articulating
the facades, both with the ins and outs of the balconies,
balcony projections and recesses,
it really starts to complement the residential feel
of the building.
And I think that ties in well with the other buildings
surrounding it because we're a little more institutional
in the building surrounding us.
I wanted this to feel a little more residential
and a little more like home for the residents,
rather than an institutional environment.
So that was the intent of the materials
to be more residential in field.
And on that note, I'll turn it over to our landscape
architects to talk about trees and all that good stuff.
All right, let's see if I can, good evening.
My name's Elise Goulet, I work with Gazzardo.
We're the landscape architects.
And we're very excited about this opportunity
to have this design on site.
So I brought up the site plan here.
Our goal with this design is to create an oasis
for the senior community and for their guests
that will be living here.
We have some really unique opportunities
to work with on the site with that natural hillside
on the back and the creek that it overlooks.
We're really trying to be sensitive and use that
as an opportunity to enhance those views to the residents
while also screening the views where we have neighbors.
Another opportunity that we have on this site
is with the planting.
So we have taken the opportunities that we can
to protect the planting that we have.
So all the vegetation and the trees on the hillside
will be protected as well as one highly protected tree
that's in the corner.
Let's see if I can point that out here.
So this is an oak tree on site that we're protecting.
We are also able to provide more trees at completion
for development than we have starting.
So we've really tried to do what we can
to provide this as an oasis.
And then going into, oh, thank you.
I really look forward to answering your questions
and I appreciate you having us.
And if you don't mind standing there,
I'll turn to the commission.
The applicant team is allotted 10 minutes,
but if you would like to allow for more time,
you can do so.
I think that's fine.
Thanks.
Thank you.
Okay.
Yeah, I did wanna touch on the courtyards.
So you can see on the screen
that we have two courtyards here.
On the left is the larger courtyard
and we're thinking of this
as the more activated assistant living courtyard.
So we're looking at providing a variety of opportunities
for seating and amenities out there
well as opportunities to have events so the future residents can engage with
their community and feel like it's part of feel like they're part of this
community. To the south we have a terrace that is off of the pool and it
overlooks the hillside so that again goes back to highlighting those views
that we have at the naturalized area on the back. And then on the right we have a
of a smaller courtyard that we're designing
as a kind of meditation courtyard.
So it'll be more serene and it has a looped path
to allow residents to exercise
as well as have more intimate gathering space.
And that was, and I'll leave it at that, thank you.
Oh yeah, yep.
I'll go to, oh, here, yep.
So this rendering shows, you can see the pool
and then the terrace, and then in the foreground
has all the existing vegetation that's at the hillside.
And we have, this rendering shows the entry.
So we're really focused on providing a sense of entry
and a sense of place as you drive up.
And then last is the assisted living more active courtyard.
So we've got palm trees in there
as well as a variety of seating
and different amenity spaces within the courtyard.
Thank you, thank you.
Do we have questions for the applicant?
Thank you for your presentation.
Can you explain to me why you're seeking
the window recess exception?
Oh, I'm so sorry, sir, do you mind coming to the mic
just because the recording can't pick up your voice
from the audience, sorry about that.
I did bring a window because the one that we're proposing
to use gets close to a four-inch recess,
but we have an extended sill
that wraps around the whole window,
but I think this one's only about three inches.
So we're looking to propose to use this as a compromise
to maximize the amount that we can get
with a typical wall framing.
So the sill is three inches in,
but it's time to product to the face of glass
or at four inches or something.
Yeah, face of glass and all that would be four inches.
So if we go with this and this is acceptable to meet that,
then we wouldn't need that waiver.
But just as a precaution,
we went and kind of requested for that waiver
just to make sure we're complying with code.
Okay, thank you.
And then if you could walk me through,
I'm having a little challenge
with the experience arriving to the site
and it's kind of identifying the entry.
You know, if I was to drive up there and miss the driveway
and have to look back on site
to see where the entry of the building is,
there's a lack of hierarchy.
So I guess we understand kind of what your thought
in terms of identifying entry space and entry sequence.
Okay, so main entrance drive is over here.
There is from a residential, from a walking standpoint,
there's a sidewalk where you can walk along the edge
and get to the main entry lobby over here.
Again, if you miss this drive,
you can come up along here and then come back in that way
and get to the entry drive that way.
walking pedestrian-wise as well,
if you're coming down Rossmore Court,
there is a pedestrian access off of here
that takes you from the accessible stalls
right into the lobby area.
And so, okay.
Thank you.
Okay.
Thank you for the presentation.
I have a question regarding the palm trees.
Okay.
And that choice in the design.
So just what?
Elise, do you wanna?
It's more for shade and architectural structure
within the courtyard, I believe,
that's what we were looking for.
Yeah, I think that Peter kind of started
to cover our thinking behind that.
We're really trying to create a sense of place
with the courtyard, and so we feel like,
and we're trying to create kind of this oasis feel,
and so we feel like the palm trees will be a good balance
of, to allow for some sunny areas.
We do have shade structures within the courtyard,
so that provides some of the shade,
but then also has that verticality
so that it keeps the courtyard open.
I have no questions, thank you.
I don't currently have any public speaker cards.
If there's anyone here who wishes to speak on this item,
looks like we're all set.
Okay, so no public comment.
Do we have commissioner comments?
I'll make a few.
I mean, I think it's always fun
when you see two similar projects come in at the same time
and how different the solutions are.
So I'd say, and maybe you were listening
to my other presentation,
because I picked up on that a bit,
but nonetheless, I mean, modulation.
So that's one of the things we were really interested
in developing the standards,
and you can actually see it done here very well.
I think it's good.
I think the renderings were helpful.
They didn't have really great renderings on the other one,
but you can really get a sense.
The buildings don't work as good in elevation
as they do from a human scale.
And I appreciate what you said about
wanting to create a different experience for every tenant.
So that was, I think that's really good.
I think, you know, so I think the overall massing is great.
because it's not over,
not everything there is one story, right?
This is going to two story, but it's not,
there is some context for that here.
I think that if I had any comments,
I mean, I think I was actually on the commission.
This actually came in before, right?
There was another owner, another developer.
And so I was actually, I actually listened to that.
And that was more contentious.
It was before the housing laws.
But we had, interestingly enough,
we had a lot of neighbors from uphill.
And one of their main comments was,
which I think you've addressed,
is the screening of the HVAC units.
So really, I'm just gonna make that as a comment.
Watch the screening of the HVAC units above.
The other thing is do a little bit of acoustic study
to make sure you're not impacting those neighbors
from above because it's kind of a weird thing.
This isn't like a regular other one story element
where everything's below.
You're gonna actually telegraph noise above.
So I encourage some study there.
I'd say, I thought it was cool the way
you're trying to incorporate some of that mid-century vibe.
I think the brick, you know, like the brick,
I think maybe lean into it a little more.
Maybe think about something that's more compatible
with the colors a little out of whack for me.
It's like, I kinda wanna pull it back
to something that kind of meets the vibe
and maybe even the module of the brick
could be more mid-century.
I don't know what the module is, but you know, more linear.
I believe you.
I believe you, you've thought through a lot.
Yeah, I mean, that is cool, yeah.
But, you know, maybe just there's,
you want to break it down,
you want to have some different colors,
but sometimes when people try to do this,
it frankly comes out like a box of fruit loops.
That's, and you haven't done that here,
but that color,
and I know you want to do something a little different,
but maybe pull it in a little bit, you know?
I could probably be convinced otherwise,
but that's, those are my comments.
Thanks.
Yeah and I can appreciate the seeking some identity
preach unit and I think there is some consistency
around the building elevations,
masking wise, window wise, windows,
the penetration of the roofing,
but I still struggle with the entry.
I just think it's, that has not enough identity to it.
And that's what I can't tell me that's what we're arriving
to and it looks like, I appreciate the overhang,
they've created a strong shadow.
I just don't think that in relation to the rest of the
masking that I give you in presentation,
this is where we arrived to, right?
If whether I'm returning home, you know, from a vacation
and hey, that's my home, that's, that kind of stands out
to me or some other experience.
But I think that could use some further study.
Thank you.
Do you think if you land on,
cause we have to kind of resolve all this,
we, if you land on like arrival,
improve the arrival so that when,
because the arrival is more than just the entry,
it's also everything out in front of it
to make it really clear that's where you enter, right?
Yeah.
Yeah.
Yeah, certainly, you know, the experience coming
and that's what kind of, when I went to the site first,
you know, I kind of had to look through,
pass a lot of the vegetation to find out where the site was
and I'm concerned though with people
who will drive past the entry point.
That was then more my question of,
as I drive past entry point and I'm looking back
to the building, I want to see something that says,
I'm the front door.
And I want that to be kind of stand out and be identifying
and the symbol, and bad analogy,
but the first thing comes to mind is a target store.
There's a big red target in the building, right?
So you kind of know what it is and where it is.
We don't want to do that by any means.
But I mean, but you understand the metaphor.
I want someone to kind of say, here's the front door.
But that could be a combination of architecture,
landscape, everything, right?
Absolutely.
Yeah.
Go to the rendering.
Yeah, there's gonna be an approach
because the building is set back from the street
and we're up on a hill, so we're kind of hidden already,
but the intent there is to, as you're driving up Rossmore,
where that first driveway is,
there'll be a monument sign that protected tree
is right there, there's a wall that starts
for the parking that's raised up,
so the landscaping will lead you in there,
and we're gonna have enhanced paving
all the way up that drive, along with lighting at night,
and you can find, so there's kind of that,
and there's another view, or just the elevation shows
that approach.
Anyway, I understand what you're saying,
but it's gonna be a sequence of things to arrive there,
and I'm gonna, we can articulate that.
It might be as simple as,
because it's not, you're not really picking up
on how this works with this rendering,
because you're not really seeing that view.
Rendering perspective that I think
is probably your different rendering,
you'll get more of an arrival approach
coming into it's almost like a secluded entrance where you're driving in and
then you arrive at the you're under the building and that's the experience not
so much from the street oh there it is there's the target I know where to go
it's starting at one point and then experiencing a drive up to the arrival
point so it's the sequence of spaces and I think if we just give you those
renderings that show you the progression up to it and then arriving inside the
motor court which is gonna be fully embellished we're gonna have a water
or feature that you're gonna see as you drive in.
So I think you're gonna feel the experience
of arriving through that progression
and not so much just off the street, seeing the front door.
It's gonna be an experience that you get to.
So that was the concept behind it.
But I understand what you're saying about the,
from a distance, where do I go?
Yeah, but just having that journey,
a little better spelled out.
I feel like, you know,
because we make these comments,
it goes to the Planning Commission.
They don't know what to do with them.
They're not architects, right?
So like, I think if when you go there,
you show them how that experience works
and explain that was a concern of ours,
maybe in studying that, it gets tweaked a bit.
You know, color, whatever.
But like, you really, by the way,
unlike the other one, you actually are showing
all the contours here, which is really important
on this site, so thank you for that.
But I think that's the one rendering
would help it.
Yeah.
A little more kind of coming up the Hill.
Yeah.
I think that gives a more of a sense of experience and then arrival and the signage the Rossmore
and the address and that eyebrow are kind of the beginning of defining that entrance
and I think we also provide logos for each project and maybe that that target circle
or something added to it along with a little bit enhancement there will give you that arrival
in definition of the entrance when you get there.
Well, but it can also be done with vegetation.
Just a beautiful specimen tree out front
to kind of give you that would be helpful maybe.
Well, and just like I said, the cell
is do the rendering in that direction.
And you may discover something in doing it like, oh, that's
right.
We have to tweak the signage or the tree or whatever.
It just doesn't, from this cell, you just don't see it.
Yeah.
Yeah.
Well, this is removing all the trees, too.
you can see the building because with the planting plant,
there'll be trees over this whole thing.
So in reality, the tree is right in other sycamores there.
When they have a full canopy, you won't even see the building.
So that's what I'm saying.
It's gonna be an experience to get there.
You're gonna drive in this beautiful entrance
that maybe there's columns on both sides
that kind of define it.
You drive in there and then you arrive
and you're in the space versus your typical,
there's a front door and let's walk straight to it.
It's more of an experience.
Thank you.
Along those same lines of the renderings,
I think, again, when you take it to Planning Commission,
maybe having multiple renderings
and some showing what it looks like
with the full canopy of trees or with the in leaf
would be good.
Along the same note with the palm courtyard,
just pointing out that the palm that you specify
in the plan is not the palm that's shown in the rendering,
And it would be good if it could, whatever you show it,
it reflects the plant that's there.
And just wanting to make sure that you've thought
about how those can be maintained in that inner courtyard.
Making sure that they can be properly maintained,
I know from experience.
Yeah, palms are hard to maintain and access is a big thing.
So just being aware of that with the planting,
as well as shade, I think it's really important
for the residents to have plenty of places
to sit outside and be in the shade,
and it gets very hot here in Walnut Creek,
so keeping that in mind,
not specifying what you should be doing in this area,
but I think a nice big deciduous tree
is always a good option, so those are my comments.
Thank you.
Thank you all.
I echo all their comments as you heard them.
And I also questioned the use of the palms in the rendering
that we saw.
They look tall, and they don't look
like the shades way up there, and it's
going to go over that direction.
And as you very well know, you're
dealing with fragile elder people
that could get a little bit overheated
in an internal courtyard that's baking
with the architecture around it.
So I'm conscious of that,
and I'd like you to be conscious of it all, so thank you.
Okay, I think I have all the comments.
All right, I'm gonna skip all the positive ones.
The positive ones are lovely,
but I'm not going to repeat them for the summary.
So sorry about that.
Okay, so we want to ensure that there is screening
for the HVAC systems.
There was also a comment to consider maybe an acoustical
or a noise analysis for the residents
that are higher up the hill.
There were comments to consider ways to really lean
into the mid-century architecture,
really taking from that brick,
maybe even looking at the color schemes.
There was the discussion regarding the entry point,
making sure that it is a strong and prominent entry point,
whether that is through landscape or potentially,
maybe it can just be conveyed
in a different set of renderings
and something that does show the tree canopies.
And then lastly, I believe the interior courtyard comments
regarding the palm species,
just really considering the maintenance of those species,
the shade that it provides,
if not the palm species, potentially a deciduous tree,
and ensuring whatever is selected,
the renderings match the landscape plants.
Okay, I see nodding, thank you.
The comment on the color was limited to the brick,
and it was to try to tone it down.
If you look at this, it's the above rendering,
the brick's a little more muted,
and I think it plays better on the two-dimensional rendering
than it does the three, so just tone that down.
And I think we were kind of all over the place
on the palm trees.
Some people like them, some people don't.
I mean, I think backing away from that,
Let's, let's break into two things. Okay, study the shape, make sure you have effective shade there. That's, that's the first thing. Now palm trees, is there, do we dislike the palm trees.
Do we dislike palm trees are great, they just take a different kind of maintenance. And so ensuring that they can be maintained, the Washington Tilifra, the palm that's specified in the plan is the palm you see all over,
the weed palm basically and so branches fall off. It's it's one of those trees that
does provide issues with maintenance, so
yes, so there's
There's three things right so like one of which is shade
The other thing is we don't want things falling on the residents head so to consider a different tree selection or rats
Rats rats. No, no, I know. It's true. It's just I mean like
It's like I like I like the I really like the rendering and personally I feel like you're gonna get a lot of shade in there, so
Just consider the overall shade in the in the plants in the tree selection
Any further comments from anyone? I?
Get that I get the palm trees you're trying to provide an oasis, and they're very very pretty but
Just think about your population and the enclosed
Space that in this this climate in this area is just going to bake in the summertime
Thank you
Okay, so we will be closing this study suggestion hearing and
We will move on
Do it. Are there any commissioner considerations to discuss? No, okay
Any commissioner members reports?
or announcements
All right any staff announcements yes, just one quick one and you guys are all aware of this
But I'm just really beating it into everybody I've been doing the same to the Planning Commission
We do have a joint study session with the Design Review Commission and the Planning Commission on October 22nd
For the general plan existing conditions report. So just a friendly reminder that would be a Thursday
So not a typical meeting day for this group
And it's in the evening correct it is in the evening
Correct. Thank you. What day again October 22nd. It's a Thursday
That's it. Okay. Well with that we're adjourned. Thank you very much