PC 02/28/96 - Laserfiche WebLink

. . . 70-room, 70-resident assisted-living facility. This project was not built due to economic constraints, and the applicant applied for a modification to increase the capacity to 90 residents in 1992. This change was denied by the City Council due to neighbors' concerns. The applicant is now proposing a modified plan to have a maximum of 82 residents, increased staffing and a modification to the number of parking spaces and parking lot configuration. The 41-room project would total 28,574 sq. ft. and is sited on a 1.5-acre parcel on Mohr Avenue. This assisted-living facility would fill a need in the City where elderly persons can no longer live on their own, but do not require hospitalization or nursing care. Services provided would be laundry, housekeeping, meals, beauty salon, and transportation services. The project was reviewed and approved by the Human Services Commission on February 7, 1996. The recommendations made by this Commission have been agreed to by the developer. At a neighborhood meeting held on January 8, 1996, the following concerns were brought forward: increased traffic, parking, noise and odors from the kitchen, screening the patios facing Mohr Avenue, replacing the wooden fenceline on Mohr Avenue with a masonry wall. Other than the above-mentioned issues, the neighbors were supportive of the project. The architecture would be a blend of Mediterranean and California Mission style with stucco walls of warm earthtone colors, the roof would be a cement tile, will be residential in style, and will provide a transition between the residential and office character in the area. The one-story building height is 18 ft., with one section on the western side adjacent to the existing office building having a 32 ft. clerestory roof over the dining room area. The proposed landscape plan is generally attractive and appropriate for this area. Along Mohr Avenue and the perimeter of the site, 24" box trees will be planted. Four walnut trees will be removed for the street right-of-way, but eleven sycamore trees will be planted in the landscape strip between the curb and sidewalk. Staff has conditioned the project to provide landscape berms to help soften the visual appearance of the building and parking lot areas. Staff has suggested to the applicant that they landscape 30 ft. into the County-owned Southern Pacific Railroad right-of-way. This will provide better views from the residents' rooms as well as being a general benefit. To accomplish this goal, approval must be secured from several agencies. The applicant has agreed to landscape a lO-foot width into the right- of-way as long as it can be spray irrigated with sprinkler heads mounted on the project's easterly property line. Access is provided by three driveways. The two parldng lots are on either side of the property with a driveway and port cochere in the center. This is a benefit, in staff's opinion, Planning Commission Minutes Page 17 February 28, 1996