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?
OK, 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 and 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-au-Cocher for resident pick-up 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
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.
Here's 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 a 20% landscaping requirement under the PD zone
As noted in the staff report before making before moving forward to the Planning Commission hearing we've 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 can utilize the density
bonus law and regulation. 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 gonna 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 complementing 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 Ivy's
just kind of by the numbers, but I already said
We currently have 117 communities under management.
O&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 5, 3 stories.
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 was an error, a misdrafting on one of the plan sheets you guys received,
sheet 301.
So we are 40 feet, 9 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
and 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.
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
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 from a pedestrian scale,
how do people walk in 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
and this driveway with right now, it's currently 20 feet.
We're going to expand it to 25 for fire.
And then this sidewalk will be connection with the new.
And I believe the sidewalk has to be four feet.
Yep.
And so this has connectivity in circulation
throughout the entire community.
And that connection, that is the entrance
on the right-hand side of the picture right there.
Correct.
This is our main entrance.
Yeah, so that's OK.
That's good.
I mean, factually, a lot of people
are going to park on the street, I think.
It's just the way it is out there.
just the way it is out there. True, yeah. And then I think 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. There 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, sure.
So nobody stares at that.
Yeah.
Thank you for your presentation.
I have a couple 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.
Yeah, so 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 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 going to 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.
Okay.
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
that notes in the drawings.
Is there going to 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, I have 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.
Yes.
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 going to 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 like a dog park.
We have little benches and things along the way
when residents wanna 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
all of our new ground-up developments. We actually over landscape a lot we we
pay a lot of attention to that and to follow up with your trash enclosure
comment for Planning Commission 2 will we'll also do like 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 we plan 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 you know 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 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 Ignatia which would help you to screen because they're already there.
that's exactly what we're working with with civil in the arborist right now on
and that was a comment that staff had made to us so we'll come back to you
with with some of those responses and 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 pushback set back a little differently but we will
absolutely look at those and see what we can do. Okay. Yeah, of course. Anyone else
have any other questions? Okay. 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 deodor 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 you know lighting in my backyard where it bothers me? I don't know. I 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 I had because my backyard is very important to me and the third
floor kills my backyard 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 or your house. However, we did
receive a comment from traffic and they want, I don't know what this is going to
turn out to be and I'm working with our civil engineer right now, but they want us
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 down lit 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 he'd go to that or any one of
them yes so um 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 was one of the
authors of that if you want to call it I'd say you know one of the things I see
here that I would like to emphasize is just modulation.
Okay, so like let's, 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 know, 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 that the curtains are gonna be open so you're
you're going to see some light, but basically not 24-7.
Those lights go off pretty early, I think.
I think one of the things we were charged to do,
our hands are pretty tied
with these things involving density bonus.
I'd say that 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 planning commission,
not the designer of the 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 gonna 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 making this fit in context 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 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,
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, and the like,
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 wanna do.
That's it, I mean, I think 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 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 when, 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,
and 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 of,
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 to 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 would see this building, they see that elevation.
Every day is they 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
for presentation to Ignacio Valley Road.
And then I do wanna 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 fart truck, a little further up.
Maybe we're just getting 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 wanna 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,
a 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
and 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.
I think I see nodding and thumbs up.
To our neighbor's comment.
I know it was said, but let's just make note that all the lights are going to be downlights,
night sky, yada yada.
Thanks.
Of course.
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, Design Review Commissioners.
My name is Jessica Gonzalez, Senior Planner, and I'll be presenting the Rossmore RCFE.
Just starting with the project location, the project site is a 4.4-acre site that's developed
with an existing single fan 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 RCFEs in the area.
Some context 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
as 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.
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 a 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's 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 their project requires 60 parking stalls as shown on the plan the proposal 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 planting, 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 Rossmoor Parkway and Rossmoor Court.
And here is the lighting plan,
which shows the exterior light fixture locations and
the lighting throughout the parking lot
tree or 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 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, our headquarter 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.
OK, 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 gonna mess this up.
I'm gonna keep going.
And now I keep hitting, it just goes all the way through.
Can you help me out with this?
Okay, wait, I, okay, got it.
So this diagram just shows in, highlighted in red,
where are 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 great difference.
So that's where 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 three and a 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.
Okay, let's see if I can.
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 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 commoners 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.
So, and that's typically what South Bay does
with all of their communities.
Opens it up to the entire community within,
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 like, oh, I have the facade with the brick.
And then each balcony's 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 sanding seam 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 facade,
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's 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 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 hear the other elevations.
Again, the same treatments of the combination
of brick and smooth plaster and 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 in the intent of the materials to be more residential in feel and on that note
I'll turn it over to our landscape architects to talk about trees
and
All right
Good evening. My name is 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've 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 want to 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 assisted living courtyard so we're
looking at providing a variety of opportunities for seating and amenities
out there as 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 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
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
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 not going to be back 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.
OK, 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.
If I was to drive up there and missed the driveway
and had to look back on site to see where the entry
of the building is, there's a lack of hierarchy.
So I guess I understand what your thought in terms
of identifying that 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.
Okay, thank you.
Thank you for the presentation.
I have a question regarding the palm trees
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 is 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 owns a 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, and – 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 going
to 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, you know, 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 that you 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 more compatible with the the colors a little out of whack for me.
It's like I kind of want to pull it back to something that kind of meets the vibe
I have been 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.
Yeah.
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 wanna break it down,
you wanna have some different colors,
but sometimes when people try to do this,
it frankly comes out like a box of Froot 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
per each unit, and I think there is some consistency
around the building elevations, massing wise,
period wise, windows, you know, the fenestration,
the roofing, but I still struggle with the entry.
I just think it's, you know, that has not enough identity to it.
It doesn't really kind of tell me that's what we're arriving to.
It looks like it's, you know, I appreciate the overhang that creates a strong shadow.
I just don't think that in relation to the rest of the masking that I give you a presentation
that this is what we arrive to, right?
And if whether I'm returning home, you know, from a vacation, 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,
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 why kind of, when I went to the site first,
you know, I kind of had to look through the,
pass a lot of the vegetation to find out where the site was
and I'm concerned though with people
will drive past an entry point.
That was more my question of, as I drive past an entry point
than 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 somebody to kind of say, here's the front door.
But that could be a combination of architecture,
landscape, everything.
Yeah, I mean, that's the thing.
Right?
Absolutely.
Yeah.
If we can go to the rendering, yeah, there's
going to 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 Rossmoor,
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 going to have enhanced paving
all the way up that drive, along with lighting at night.
And fine.
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 going to be a sequence of things to arrive there,
and 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
if you're doing your different rendering,
you'll get more of an arrival approach
and coming into a, 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
going to be fully embellished, we're going to have a water feature that you're going
to see as you drive in.
So I think you're going to feel the experience of arriving through that progression, and
not so much just off the street, seeing the front door.
It's going to 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,
it may be 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 that would help it.
Yeah, a little more kind of coming up the hill.
Yeah.
I have that one just included in the package,
but I think that gives it more of a sense
of experience and then arrival.
And the signage, the Rossmore and the address
and that eyebrow are kind of,
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 and definition of
the entrance when you get there well but it can also be done with vegetation you
know just a beautiful in specimen tree up front kind of give you that you know
would be helpful maybe well and in just like I said the cell is do the rendering
that direction and you may discover something in doing it like that's right
we have to tweak the signage or the tree or whatever just doesn't from this
You just don't see it.
Yeah.
Well, this is removing all the trees, too,
so you can see the building,
because with the planting plant,
there'll be trees over this whole thing.
So, in reality, the trees, right now,
there's 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 that space, versus your typical.
There's the front door, and let's walk straight to it.
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 the tree,
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,
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
As you heard them and I I also questioned the use of the palms in in the
Rendering that we saw they they look tall and they don't look like the in the shades way up there
And it's gonna go over that direction and you're you're as you very well know you're dealing with
fragile
Elder people that that could get a little bit overheated in an internal courtyard that's baking with the architecture around it
so I'm
I'm conscious of that and I'd like you to be conscious of it all so
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 gonna 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 break into two things, okay.
Study the shade, make sure you have effective shade there.
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 Felifera, the palm that's specified
in the plan is the palm you see all over.
It's the weed palm basically, and so branches fall off.
it's one of those trees that does provide issues
with maintenance, so.
Yeah, so there's three things, right?
So like one of which is shade.
The other thing is we don't want things falling
on the resident's head,
so it's considered a different tree selection.
Or rats.
Rats, rats?
No, seriously, rats.
No, I know, it's true, it's just,
I mean like, it's like, I like the,
I really like the rendering,
and personally I feel like you're gonna get
lot of shade in there, so just consider the overall shade in the tree selection.
Any further comments from anyone? 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 climate in this area is
just gonna bake in the summertime. Thank you. Okay, so we will be closing this
study session hearing and we will move on. 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.
You guys are all aware of this but I've just really beaten 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 again October 22nd is a Thursday okay well with that we're
adjourned thank you very much