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Home My WebLink About2.0_Harbor Pointe Senior Living_PA2015-210_Applicant PowerPointCity of Newport Beach Planning Commission Study Session September 13, 2018 Harbor Pointe A Senior Living Community Planning Commission - September 13, 2018 Item No. 2e Additional Materials Presented At Meeting Harbor Pointe Senior Living (PA2015-210) Project History First Planning Commission Study Session held February 23, 2017 Community objects to height and size of building City requires preparation of an EIR Applicant redesigns the building Reduction in stories from 5 to 3 Reduction in units from 128 to 101 Reduction in size from 109,633 sf to 84,517 sf DEIR circulated for public review/comment Applicant requests meeting with Baycrest HOA Second Planning Commission Study Session is scheduled for September 13, 2018 DEIR finds no substantial impacts Planning Commission - September 13, 2018 Item No. 2e Additional Materials Presented At Meeting Harbor Pointe Senior Living (PA2015-210) Market and Demographics Population by age in Orange County and in market area: 45-64 Age Cohort Orange County Primary Market 2015 810,127 31,657 2020 828,917 32,016 Annual Increase .46%.23% 75+ Age Cohort Orange County Primary Market 2015 178,819 7,431 2020 207,485 8,455 Annual Increase 3.02%.62% No new full service assisted living /memory care communities built for almost 20 years in Newport Beach Community Year Built # of Beds Vintage Newport Beach 1962 340 Newport Beach Plaza 1990 101 Crown Cove 1999 61 Newport Beach Memory Care 2016 42 Planning Commission - September 13, 2018 Item No. 2e Additional Materials Presented At Meeting Harbor Pointe Senior Living (PA2015-210) Project Site –101 Bayview Place Planning Commission - September 13, 2018 Item No. 2e Additional Materials Presented At Meeting Harbor Pointe Senior Living (PA2015-210) Project Description 101 unit senior living community 81 –AL 20 MC 3-story –33 foot high (39’-6” w/screening) 53 subterranean parking spaces (33% Surplus) 90-foot building to building separation from closest Baycrest homes Primary access from Bayview Place Entitlements Amend General Plan and Bayview Planned Community to only allow for an assisted living –senior community Site Development Permit & Use Permit DEIR with full public review No significant impacts found, including traffic Planning Commission - September 13, 2018 Item No. 2e Additional Materials Presented At Meeting Harbor Pointe Senior Living (PA2015-210) Harbor Pointe Residents HEALTHY, ACTIVE AGING Planning Commission - September 13, 2018 Item No. 2e Additional Materials Presented At Meeting Harbor Pointe Senior Living (PA2015-210) Insert View Sims here Project Site/Landscape Plan Planning Commission - September 13, 2018 Item No. 2e Additional Materials Presented At Meeting Harbor Pointe Senior Living (PA2015-210) Courtyard & Entry Landscape Plan Internal Courtyard Main Entry Court Planning Commission - September 13, 2018 Item No. 2e Additional Materials Presented At Meeting Harbor Pointe Senior Living (PA2015-210) Units & Amenities by Floor Level Floor Level Unit Type Other Uses Basement No units 53 parking spaces, theater, ticket booth, theater concession, community store, storage, fitness room, spa, salon, staff breakroom, restroom facilities, maintenance, mechanical room, commercial laundry, and electric room First Floor 13 Memory Care –One-Bedroom 7 Memory Care –Two-Bedroom 5 Assisted Living –Studios Main lobby, living rooms, dining rooms, private dining, kitchen, server, courtyards, library, copy room, grille, medication rooms, care offices, quiet room, support facility, offices, mail room, and restroom facilities Second Floor 19 Assisted Living –Studio 14Assisted Living –One-Bedroom 6 Assisted Living –Two-Bedroom Computer lab, activity room, support facility, housekeeping, storage, standard residential laundry, and office Third Floor 18 Assisted Living –Studio 13 Assisted Living –One-Bedroom 6 Assisted Living –Two-Bedroom Computer lab, support facilities, housekeeping, storage, standard residential laundry, assisted living roof garden, and restroom facilities Planning Commission - September 13, 2018 Item No. 2e Additional Materials Presented At Meeting Harbor Pointe Senior Living (PA2015-210) Project Rendering -Bristol Planning Commission - September 13, 2018 Item No. 2e Additional Materials Presented At Meeting Harbor Pointe Senior Living (PA2015-210) Project Rendering -Bayview Planning Commission - September 13, 2018 Item No. 2e Additional Materials Presented At Meeting Harbor Pointe Senior Living (PA2015-210) Previous vs. Proposed Project Feature Previous (2015)2017 Proposed Result Site Size 1.50 acres 1.5 acres = Building Square Footage 109,633 84,517 < Units/Beds 128 Units / 144 Beds 101 Units / 120 Beds < Building Stories 5-story 3-story < Building Height (with equipment screen) 67 feet, 8 inches 39 feet, 6 inches < Building Placement 15 feet from Bristol 64 feet from Bayview –Main Entry 90 feet from Neighborhood Homes Same = Access Main Driveway –Bayview Emergency Driveway -Bristol Same = Parking 48 spaces required 60 provided = 25% surplus 40 spaces required 53 provided = 33% surplus > Revisions Made to Address Community Concerns Planning Commission - September 13, 2018 Item No. 2e Additional Materials Presented At Meeting Harbor Pointe Senior Living (PA2015-210) Comparison Elevations Comparison View from Bristol Street Comparison View from Bayview Place Planning Commission - September 13, 2018 Item No. 2e Additional Materials Presented At Meeting Harbor Pointe Senior Living (PA2015-210) Comparison Elevations Comparison View from Santa Ana Heights Community Comparison View from Baycrest Community Planning Commission - September 13, 2018 Item No. 2e Additional Materials Presented At Meeting Harbor Pointe Senior Living (PA2015-210) Concern Response Safety & Security 24/7 secure and monitored memory care units Fully enclosed memory care recreational amenities Extensive security systems for entire building Confidential key pad entry to memory care areas Locked and alarmed fire access doors All exterior windows include window stops Unintentional & unaccompanied exits by residents are rare Noise Assisted living is a quiet use All parking is subterranean Fire department use of sirens limited to intersections/roads Amenities are located within internal courtyards Impact to Back Bay Reserve Stringent Water Quality requirements Strict State requirements for medical waste No increase in traffic means no increase in CO2 Rezoning Only minor amendment to Bayview PC text Requires Use Permit approval to regulate operations City’s General Plan provides a process for updates Financial No significant impacts per EIR No impact to surrounding uses therefore no impact to land values Community Concerns -Responses Correspondence Sent for Study Session September 13, 2018 Planning Commission - September 13, 2018 Item No. 2e Additional Materials Presented At Meeting Harbor Pointe Senior Living (PA2015-210) Office Use Alternative –Allowed City’s DEIR: “This (office) alternative would result in greater impacts associated with Air Quality, Cultural Resources, Greenhouse Gas Emissions, Transportation/Traffic, Tribal Cultural Resources.” Zoning currently allows numerous uses that have greater impacts i.e. restaurants, bars, theatre/nightclubs, health clubs, animal clinics/hospitals, professional offices, nurseries, and commercial recreation. Planning Commission - September 13, 2018 Item No. 2e Additional Materials Presented At Meeting Harbor Pointe Senior Living (PA2015-210) Private View Analysis Current view from Baycrest View with Harbor Pointe Building View with perimeter landscaping added Planning Commission - September 13, 2018 Item No. 2e Additional Materials Presented At Meeting Harbor Pointe Senior Living (PA2015-210) Private View Analysis Current view from Zenith Ave View with Harbor Pointe Building View with perimeter landscaping added Planning Commission - September 13, 2018 Item No. 2e Additional Materials Presented At Meeting Harbor Pointe Senior Living (PA2015-210) Harbor Pointe Project Benefits Redesigned project increased compatibility: Five-story reduced to three Reduced building height complies with Bayview PC Building setback more than double from neighbors Reduced shade/shadow to insignificant levels Reduction in the number of units: Reduced numbers of employees –less parking and trips Reduced required parking amount –still parking surplus Reduced traffic –less than restaurant or office alternative Reduced overall trips –reduced off-peak trips No significant impacts on surrounding community Focused amendment to zoning –limits use to assisted living Use Permit required –controls operations Voluntary Development Agreement proposed to provide additional community benefit Addresses Housing Element Policy H5.1 –Ensures senior housing needs are met Planning Commission - September 13, 2018 Item No. 2e Additional Materials Presented At Meeting Harbor Pointe Senior Living (PA2015-210) Harbor Pointe Senior Living Providing an Assisted Living/Memory Care option to address aging resident needs within the Back Bay area Planning Commission - September 13, 2018 Item No. 2e Additional Materials Presented At Meeting Harbor Pointe Senior Living (PA2015-210)