TITLE
Adopt resolution amending the Land Use Element of the General Plan from LUD No. 3B to LUD No. 5. (District 8)
DISCUSSION
The applicant, Temple Beth Shalom, is proposing to construct a 65-unit, 5-story senior assisted living facility at 3635 Elm Avenue. The facility will consist of 35 studio, 20 onebedroom and 10 two-bedroom units. Amenities include separate men's and women's gyms, three communal leisure rooms, a library, a barber/stylist area, and dining accommodations. In addition, 7,604 square feet of landscaped outdoor open space is part of the project (Exhibit A - Plans and Photographs).
In order to construct the project, an amendment to the General Plan from Land Use District 3B to 5 and change in zone from R-3-S to R-4-U are necessary. The amendments to the General Plan and Zone will allow an increase in height and density at the project site (Exhibit B - Planning Commission Report, Findings and Conditions of Approval) The applicant is also seeking a density bonus by allocating 6 units for very low-income tenants. When very low-income units are provided, the Municipal Code allows a 35 percent density bonus above the base density. With a base density of 48 units, an additional 17 units would be allowed, for a total of 65 units (59 market rate, 6 very low income). When a density bonus is utilized, the municipal code allows the applicant to obtain two regulatory incentives or waivers in order to achieve the bonus density. The waivers requested by the applicant are for reductions in the side and rear setback.
On August 21, 2008, the Planning Commission certified the Negative Declaration, approved the project, including Site Plan Review, Conditional Use Permit and Vesting Tentative Map and recommended that the City Council approve the amendments to the General Plan and zone change. Subsequent to Planning Commission action, three appeals were filed (Exhibit C - Appeals). The appellants listed 23 reasons the application should be denied.
Along with en...
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