PLN180004 (Use Permit and Grading Permit):  OWNER:  Moonflower Company LLC.  APPLICANT:  Nader Javid.  LOCATION:  3586 Airline Highway.  APN:  020-330-010.  REQUEST:  Construction of assisted care facility for 195 senior adults in 173 rooms with 30 daily employees in three 10-employee shifts in building space of approximately 136,000 ft², following demolition of existing residence and outbuildings with removal of 17 trees, with realignment and extension of existing driveway, retaining wall along loop drive, earthmoving of 18,700 yd³ cut material and 7,100 yd³ fill, 141 new trees, sewer lift station and force wastewater main, and storm water drainage.  GENERAL PLAN DESIGNATION:  Residential Mixed (RM).  ZONING DISTRICT:  Residential Multiple (RM).  ENVIRONMENTAL REVIEW:  Initial Study/Mitigated Negative Declaration.  Planner: Michael Kelly (mkelly@cosb.us)

The proposed project includes construction of an assisted care facility for senior adults, following demolition of the existing residence and outbuildings.  The assisted care facility will include a total of 173 rooms accommodating 195 residents in approximately 136,000 square feet of building space.  The facility would have 30 daily employees, with a maximum of three staffing shifts per day and a maximum of ten employees during any one shift.

Vehicular access to the project site from Airline Highway will be provided by the existing driveway for the Sunnyslope County Water District office.  The driveway would be realigned, and the existing culvert that directs flows from the unnamed intermittent stream would be replaced.  The proposed driveway will form a loop around the main building to provide a 20-foot wide fire access road. A retaining wall up to 293 linear feet with a varying height up to 8.7 feet will be constructed along the looped driveway.

Grading of 18,700 cubic yards cut material and 7,100 cubic yards of fill, resulting in an export of 11,600 cubic yards, would occur.  The proposed project includes removal of 17 trees on the project site, while the preliminary landscape plan indicates that 141 new trees will be planted on the project site.

The area is likely to see an aging population and, as a result, a need for increased services for this demographic.  The proportion of San Benito County population age 65 or older, having been 9.8 percent in 2010, is projected by to rise from 14.0 percent in 2019 to 22.6 percent in 2040 and 25.1 percent in 2060.  The County General Plan addresses the aging population in its Housing Element, which lists several services available to this demographic but identifies just one local assisted-care facility, with only 36 beds.  To satisfy the growing need, Housing Element policies encourage diverse housing types for population groups with special needs such as older residents.  Policy HOU-4F in particular calls for the County to allow assisted living for seniors among other special-needs housing.  The proposed development would add to local stock of this housing type and would assist in implementing these policies.

The current project design differs from that described in the initial study document.  The development was to serve 180 residents in 155 rooms within two buildings.  Since revised, the project would now have a single building housing 195 residents in 173 rooms.  Much of the result would be the same, with approximately equal earthmoving and ground preparation needed.  The site layout would still conform to this ground preparation, with the building continuing to be stepped into the slope, the loop drive’s path mostly unchanged, and the parking layout just slightly modified.

Staff recommends that the Planning Commission review the staff report and Initial Study/Mitigated Negative Declaration, hold a public hearing, and hear any proponents and opponents of the proposed project.  Staff further recommends that the Planning Commission adopt the attached resolution to adopt the Initial Study/Mitigated Negative Declaration and approve PLN180004 subject to the findings and conditions of approval included within the resolution.