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HomeMy WebLinkAboutAGENDA REPORT 1998 1104 CC REG ITEM 10EITEM I • CITY OF VOORPARK, CALIFORNIA City Council Meeting of 11 ' 4' I'a ACTION• P"O90"Po1 use deeme4 CD�Siyten -i � The u �, �I1,�►�cd�n AGENDA REPORT In Unal2onC C4r15ber 5 ec-fic CITY OF MOORPARK BY: TO: The Honorable City Council i FROM: Nelson Miller, Director of Community Development ,* Prepared by: Paul Porter, Principal Planner DATE: October 19, 1998 (CC meeting of November 4, 1998) SUBJECT: CONSIDER PRE - APPLICATION NO. APPLICATION OF THE DAMONE GROUP BED ALZHEIMER'S RESIDENTIAL CARE NO. 3 OF TRACT 4974 ON LAND INSTITUTIONAL USES LOCATED WITH: SPECIFIC PLAN BACKGROUND 98 -8 ON THE - A PROPOSED 38 FACILITY ON LOT DESIGNATED FOR IN THE CARLSBERG Modifications to the Zoning designation of the property described in the Amended Carlsberg Specific Plan dated September 7, 1994 were approved and the Subsequent Environmental Impact Report was certified by the City Council on September 7, 1994. On September 21, 1994, the City Council adopted regulations in the Zoning Ordinance which serve to implement development within the Amended Carlsberg Specific Plan area. The standards including types of allowed uses apply to all development within the Carlsberg Specific Plan. DISCUSSION On September 25, 1998, the Damone Group submitted Pre - application No. 98 -8 proposing a 38 bed residential care facility for Alzheimer's patients. Subsequently, applicant submitted the attached detailed operating statement for this facility which is proposed to be constructed on 2.78 acres (Lot 3 of Tract Map No. 4974 located adjacent to the Presbyterian Church property), one of the two Institutional Zoned Lots within the Carlsberg Specific Plan. Both of Institutional Lots have frontage on Peach Hill Road and are 000281 Pre - application No. 98 -8 Applicant: The Damone Group City Council meeting of November 4, 1998 Page No. 2 located south of the intersection of Spring Road and Peach Hill Road. Pre - Application No. 98 -9 has also recently been received for a private school on 3.9 acres proposed for the other Institutional lot which is located adjacent to the proposed residential care facility, on the south side and fronting on Peach Hill Road. Director's Referral of Request to City Council The Carlsberg Specific Plan allows the Director of Community Development to determine whether a proposed use not specifically listed within the Amended Carlsberg Specific Plan is consistent with the purpose and intent within the Institutional land use. This type of facility is not specifically listed as a permitted or conditionally permitted use in the Carlsberg Plan, but is listed as a use permitted in an Institutional Zone which would occur citywide if a Planning Commission Conditional Use Permit is approved. Because of this conflict between the Carlsberg Plan and development opportunities within the City, the Director is referring the matter to the City Council. According to the applicant, the primary concept of their proposed residential care facility is to provide a high level of care and service within a homelike environment to residents affected by Alzheimer's disease or other memory impairments. The proposed facility will include resident bedrooms and baths, as well as life skills activity areas, social rooms, enclosed courtyards and patio areas, and support facilities such as dining rooms, kitchen, parlor and beauty /barber shop. The proposed building will be designed to resemble an upscale home with four wings, each of which will contain a cluster of bedrooms with nearby small -scale household activity and service areas. Each wing will also include a caregiver work area for maintaining resident records and storing medications and supplies, a laundry facility and a staff assisted adaptive bathing facility. Amended Carlsberg Specific Plan Section IV - Development Standards contained within the Amended Carlsberg Specific Plan states that the institutional area is intended to provide for the D: \M \CARLSBG \110498.CC.doc 000482 Pre - application No. 98 -8 Applicant: The Damone Group City Council meeting of November 4, 1998 Page No. 3 development and maintenance of institutional uses such as a library, museum or similar uses. Permitted uses include: public facility uses; government building, museum, library, fire station, non - profit organization uses, church, community service center, private or public school, day care facility, health services and hospital, art gallery or similar uses, which the Director of Community Development finds consistent with the purpose in intent of this land use. Zonina Ordinance Provisions Table 17.20.060 of the Zoning Ordinance which identifies land use opportunities in commercial, industrial and institutional zones allows a intermediate and residential care facility in an Institutional Zone with a Planning Commission- approved Conditional Use Permit. Definition of Residential Care The zoning code defines residential care facility as meaning a facility providing nonmedical care on a 24 hour basis to people who are mentally ill, handicapped, physically disabled, or elderly, or other persons in need of personal services, supervision or assistance essential for sustaining the activities of everyday living or for protection of the individual. Included within this definition are intermediate care facilities /developmentally disabled with six or fewer beds, and congregate living health facilities, pursuant to the Health and Safety Code. A facility is considered nonmedical if the only medication given or provided is the kind that can normally be self - administered. Summary Based upon the description of the proposed use submitted by the applicant together with the zoning code definition of Residential Care Facility, this proposed project could be considered consistent with an Institutional Zone should the City Council deem it appropriate. The Carlsberg Specific Plan does not address care facilities but includes health services and hospitals. The term health services would normally refer to a clinic rather than long term or D: \M \CARLSBG \110498.CC.doc (�M7c,3 Pre - application No. 98 -8 Applicant: The Damone Group City Council meeting of November 4, 1998 Page No. 4 residential care. Incorporation of an Institutional Zone into the Carlsberg Plan predated the existence of an Institutional zone district in the Zoning Ordinance and as such may not have been envisioned as completely as the Zoning Code provisions. The Zoning Ordinance allows residential care in an Institutional Zone which results in an inconsistency with the Carlsberg Plan. The options are: Allow the proposed residential care facility as a permitted or conditionally permitted use or reaffirm the uses already listed in the Institutional land uses of the Carlsberg Specific Plan which does not include residential care facilities. If this use is considered consistent with the Carlsberg Specific Plan, the final decision - making body for the discretionary project would be the City Council. Recommendation: Direct staff as deemed appropriate. Attachments: 1. Carlsberg Specific Plan Map 2. Pages 60 and 61 of the Amended Carlsberg Specific Plan 3. Applicant's description of project 4. Conceptual drawings D: \M \CARLSBG \110498.CC.doc OW U4 1 Ilb 4? J Q C i Q = V Y. Q1 .,y LAND USE PLAN CARLSBERG SPECIFIC PLAN CITY OF MOORPARK STATISTICAL SLIMMAR'7 LAND USE DWEtt ING ACRES UNITS ASINGLE FAMILY 401 145 3.7 UNITS PER GROSS ACRE BSINGLE FAMILY 46.0 138 3 UNITS PER GROSS ACRE CSINGLE FAMILY 320 160 5 UNITS PER GROSS ACRE 109 D SINGLE FAMILY 37.0 3 UNITS PER GROSS ACRE E SUP-REGIONAL RETAIL/ 730 srypn COMMERCIAU BUSINESS PARK INSTITUTIONAL 7.0 NP NATURE PRESERVE 91 EEPARK 65 OS OPEN SPACE 220.4 SUBTOTAL 4709 PRIMARY ROADS 17.5 TOTAL 488.4 r I 552 z 552 g. All other applicable City codes /standards apply. H. OPEN SPACE (OS) 1. Purpose and Intent The open space area is intended to provide for the preservation of natural physical and visual resources in recognition of the environmental and aesthetic value of the area with private ownership. 2. Permitted Uses 4—subject to Site Plan Review a. Open space b. Agricultural uses (subject to Conditional Use Permit approval) C. Pedestrian trails d. Nature preservation and study areas e. Infrastructure service facilities f. Structures and other uses accessory to permitted uses g. Utility easements h. Any other use which the Director of Community Development finds consistent with the purpose and intent of this land use category. 3. Site Development Standards Development standards for those uses permitted shall be established by the site plan review process. When uses proposed in the Open Space land use classification are permitted in other land use classifications of the Specific Plan, the development standards in those other ' applicable classifications shall apply. I. INSTITUTIONAL (I) ' 1. Purpose and Intent The institutional area is intended to provide for the development and maintenance of institutional uses such as a library, museum or similar uses. The physical effects of such uses will be limited so that negative impacts such as; noise, odor, glare, visual impacts, and other such effects that could be harmful to life or nearby property will not be generated. 2. Permitted Uses so 000286 ■ ATTACHMENT 2 Includes public facility uses: government building; museum; library; fire station; non profit organization uses; church; community service center; private or public school; day care facility; health services and hospital; art gallery or similar uses which the Director of Commu- nity Development finds consistent with the purpose and intent of this land use. 3. Accessory Uses and Structures a. Fences and Walls b. Security and construction and storage offices, during construction C. Signs, per City Zoning Ordinance and the approved Master Sign Program. d. Accessory structures or uses the Director of Com- munity Development finds to be consistent with, and subordinate to, a principal use on the same site. 4. Site Development Standards a. Height of all buildings: 35 feet (2 stories) measured from the grade of the slab b. Setbacks measured from property line: 1) Front: 30 feet 2) Side: a) Adjacent to residential lot - 50 feet b) Adjacent to street - 30 feet C) Adjacent to alley - 5 feet d) None of the above - 0 feet 3) Rear: a) Adjacent to residential lot - 50 feet b) Adjacent to street - 30 feet C) Adjacent to alley - 5 feet d) None of the above - 0 feet 4) Parking Standards: Pursuant to the City of Moorpark Zoning Code. 5) Minimum site landscaping: 10 percent 6 � 0►28' . OPERATIONAL STATEMENT for Alternative Living Service Submitted by The Damone Group, LLC Assisted Living Residence October 10, 1998 BACKGROUND The applicant, The Damone Group, LLC, is proposing to develop a 38- bed-assisted living residence for the elderly. The residences will be owned and operated by Alternative Living Services (ALS), which is a national, pubriicly -traded - company. ALS is the nation's largest and most experienced provider of assisted living services. The Clare Bridge residence, consisting of 38 -beds, is specifically designed to accommodate the special needs of elderly persons with memory impairments such as Alzheimer's Disease. These physically frail elderly persons also generally require assistance with at least two (2) of the five (5) basic activities of daily living (i.e., bathing, toileting, dressing, eating and ambulation). The project site consists Lot 3- Tract No. 4974, comprises approximately 2.78 + /- acres at 13960 Peach Hill Road within the City of Moorpark. The site is included in the Carlsberg Specific Plan and is designated for Institutional land use. The applicant is requesting approval of a Conditional Use Permit. Said entitlements would allow the development of the assisted living residence as described in this operational statement within the Institutional land use designation. PROJECT DESCRIPTION The proposed project is designed to accommodate the special needs of elderry persons with memory impairments such as Alzheimer's Disease. These physically frail elderly persons also generally require special assistance with at least two (2) of the five (�) basic activities of daily living (i.e., bathing, toileting, dressing, eating and ambulation). The residence will provide care year round on a 24 -hour, seven (7) days a week basis. For security measures, the memory impaired residents' outdoor activities will be within an enclosed courtyard or will be, observed by staff members of the residence. The building will be alarmed on a 24 hour a day basis. These measures will help prevent the memory impaired residents from wandering. The project will not cause any adverse environmental impacts. The project will not produce any noise or glare that is not typical of a residential use. ATTACHMENT 3 38 Bed Clare Bridge Operating Statement The proposed Clare Bridge residence is designed to include physical features that closely approximate that of a single family home so as to reduce the stress of a residents' relocation to a long -term care setting. Features are also designed to promote activities that maximize a residents' independence and functional skills for as long as possible. The operational program, summarized as follows, dictates the design of the Clare Bridge residence: Residence Feature Clare Bridge Residence Type of Care Assisted Living for the Memory_lmpaired Elderly Building Size Approximately 21,000 Square Feet, Single Story Capacity 38-Beds/34 Bedrooms Configuration The residential suites will be grouped into "neighborhood" wings consisting of seven (7) to eight (8) suites per wing. This layout avoids the long hallways that are typically associated with nursing and large retirement homes. Neighborhoods Each neighborhood will have its own laundry room, personal care /adaptive bathing area and a resident caregiver's work area for maintaining resident records and storing medications and supplies. Common Areas Common areas include, but are not limited to, a town square foyer, ice cream parlor /sweet shop, beauty /barber shop, dining rooms, life skills activity areas (which includes an office and kitchen), wander path and a library Outdoor Areas Two (2) enclosed landscaped courtyards and an adjacent garden area provides room for walking, gardening and other outdoor activities. All of the above outdoor areas are enclosed to ensure that the residents so not wander. The Clare Bridge residence provides a reassuring, comforting and secure home -like environment in which residents with memory impairments such as Alzheimer's Disease and the physically frail elderly can experience an improved quality of life. By providing a safe and supportive setting, the Clare Bridge residence will enable residents to exercise personal choice to the maximum extent possible and to experience a sense of belonging. The comprehensive specialized services provided by a national health care provider with well trained and compassionate staff will serve as a cornerstone of the program. The project goal is to maximize residents' independent functioning and well- being. Scheduled programs and daily routines, including performing familiar household and day - today activities, cognitive therapy, arts and crafts, etc., will allow residents to maintain capabilities and enjoy social interaction. The level of decoration and furnishings is like that found in an upper income, suburban home. The homelike setting helps to alleviate the stress of relocating from a private home to a long term care setting. Clustering resident rooms into family neighborhoods with nearby small -scale 2 owzss 38 Bed Clare Bridge Operating Statement household activity areas facilitates this goal. Opportunities to personalize the memory impaired residents' private living areas will create a sense of familiarity. Secured interior and exterior walkways and courtyards will provide a safe avenue for wandering and appreciating the outdoors. Ongoing family participation in residence functions and resident activities of daily living (where desired) will continuously guide staff in understanding and meeting the unique needs and preferences of each resident. The Clare Bridge residence will also offer the following, accommodations and services to the residents: • Ongoing health assessments by a professional nurse to meet the changing needs of residents • Three (3) meals per day and snacks planned under the direction of a registered dietitian • Registered nurse available 24 -hours a day 24 -hour assistance with personal care /activities of daily living • Medication supervision • Private (or semi - private), hilly furnished suite • Recreational and cultural activities both within the home and in the community • In -room emergency call system • Housekeeping service • Linen and personal laundry service The proposed Clare Bridge residence will be staffed on a 24 -hour basis with Resident Assistants (RAs) who provide personal care services as well as assistance with activities, housekeeping and meal service. The ratio of RAs to residents will be approximately 1:7. The director of the residence will be a nurse with responsibility for daily operations as well as monitoring resident medical status and supervising medication administration. The facility director supervises the RAs who provide the personal care services as well as assistance with activities, housekeeping and meal service. The facility director is in the building full-time during the day and on call 24 -hours a day. The facility is staffedt24- hours a day with RAs. In addition to the direct care staff, and activity therapist, a community service representative and dietary staff are present on a daily basis. The proposed Clare Bridge residence will have a maximum number of approximately 12 employees per shift. Of the aforementioned 12 employees, there will be approximately 6 RAs and approximately 4 to 6 supporting staff employees. Said supporting staff employees will include, but are not limited to, food service, maintenance and marketing employees. 000290 38 Bed Clare Bridge Operating Statement The proposed Clare Bridge residence will both have a separate management team which will consist of the following: • Resident/Facility Director • Community Service Representative (CSR) • Life Enrichment Coordinator • Resident Assistant Supervisor • Kitchen Manager Together this team provides professional depth to the service delivery of the small freestanding buildings, yet at the same time, allows for a comfortable and non - institutional environment at the facility. The management team reports to the Regional Director, who is responsible for the operational and marketing issues relative to the facilities in his or her region. All building maintenance staff /services are under the supervision of the Regional Director. The Alternative Living Services corporate management is responsible for the development and implementation of overall corporate policies and procedures that relate to the Alternative Living Services facilities. This group includes the following: • Executive Vice President of Operations • Corporate Director of Quality Assurance and Staff Development • Director of Marketing • Corporate Dietitian • Director of Human Resources The corporate Interior Designer provides additional support for capital improvements and /or the Corporate Development group for resident/family satisfaction analysis and competitive reviews. The activities offered at the Clare Bridge residence are designed to facilitate resident interactions, with the goal of helping residents to become more confident, happy, relaxed and behave in more socially appropriate ways. The ultimate goal is to improve their quality of life. The activities offered at the Clare Bridge and Crossings residences will include, but are not limited to, music, physical exercise, food preparation, crafts, gardening, solo activities, family games and reminiscence. The location of the proposed Clare Bridge adjacent to the existing middle school and churches, and the proposed private elementary school, will facilitate the development of intergenerational and ecumenical activities. Such activities help enhance the quality of life for the residents and provide meaningful community interaction. 4 000291