Does Sunrise own the other properties listed as existing on the proposed site plan? If so, will this project be integrated with these properties?
Sunrise does not own the other existing buildings surrounding the property. They will only be purchasing and gain ownership access to the land if the project is fully approved. If it is, they would only be taking over the one parcel currently un-developed. The remaining buildings are maintained by the current owner of those properties, and there are no current plans or proposed changes except for maintenance improvements to the existing buildings as needed.
Will the parking be shared with the existing properties?
The parking immediately surrounding the proposed building would be dedicated to Sunrise staff, residents, family members, and visitors. All other parking in the vicinity is dedicated to the existing buildings and businesses that occupy them.
Will the project include independent living?
This is not an independent living facility. The units are not considered official dwelling units or apartments with kitchen facilities, instead they are considered guest rooms. The assisted living until will have a refrigerator and sink but no cooking element. The memory care units will not have a refrigerator or sink. Hot meals are served in the main dining rooms.
What City zoning code requirements is the property subject to and how does that impact the following key areas of interest:
General and dedicated parking requirements (staff, visitor, handicapped, etc.)
The project is proposed to provide 54 on-site parking spaces dedicated to Sunrise operations and care. They are also proposing to meet all requirements regarding accessible parking which will be reviewed and assessed by Development Services on how many and where they need to be located. Most of the residents do not drive, with most of the parking dedicated to staff and visitors.
- Density allowances – what is the range for these types of projects?
Code currently permits 1 unit for every 200 sq. ft. of flat area. The project site is approximately 110,000 sq. ft., which would allow for up to 550 units. Their project proposes 90 units.
- Minimum building setbacks from the sidewalk
Code requires the setback to be 20 ft. from the Los Coyotes Diagonal sidewalk, and the project is proposing to provide a 60 ft. setback in their frontage area. Along the edge line where there is no adjacent sidewalk, they are proposing a setback ranging from 28-55 ft., where code only requires a 4 ft. setback.
- For more information on code requirements, visit the Zoning & Permitted Uses page.
What technical studies will be required and how does that impact the following key areas:
- Traffic/transportation circulation, bicycle lanes
- Environmental impacts, surrounding vegetation
They have not yet submitted an application for formal review, they have only submitted for pre-application (learn more about this process covered in our prior newsletter). When they are ready for formal review, they do anticipate that the project will require a soil study, drainage and water quality analysis, noise study, trip generation analysis, and vehicle miles traveled assessment, as well as a study on air quality and greenhouse gas emissions.
What are the aesthetic and landscaping standards for the area? How is that assessed and addressed with building projects like these?
There are certain landscaping requirements and tree shadow analysis that are required as part of their application. They will be submitting a landscaping plan that shows what types of plants will be used, the number of trees, as well as providing an analysis of their water usage and shade provision to ensure compliance with the zoning code.
Would this project require the developer to create more open space to the area?
The project does require private open space at 13,000 sq. ft. according to code requirements. They are proposing more than 32,800 sq. ft. of private open space for the residents in their care, including landscaping, private open space, courtyards, walkways, etc.
Would Sunrise consider taking over another building or space (e.g., Ralphs) for this project? How do they determine where to locate?
Companies looking to build or occupy a space in the City generally utilize an economic model that helps them to assess available locations that are appropriate for their use and investment. This includes an analysis on the marketability of their service for people that live in the surrounding area, which accounts for various factors like median income, median age, etc. They may also consider location aesthetics and what they think would fit well into the surrounding environment. For an example on how this is done, visit the City of Long Beach Business Portal – Site Selection page.
However, much of what any developer might assess or thinks can be at odds to what residents may want to see for their community, which is why there are public processes in place, like Planning Commissions and Conditional Use Permits, that give residents an opportunity to provide public input and feedback prior to any permit approvals.
How long will construction last and what is the estimated start date?
There are a lot of additional permitting processes to go through, including additional public comment opportunities, additional design needs. If all goes well, and the project is approved to move forward, they are hoping to be able to start construction at the end of 2022 or early 2023. That would but them at an opening or completion date in Jan-Mar of 2024. For this type of facility, it is typically a 19-month process from construction commencement to completion.
What are the ambulance and emergency vehicle impacts for these types of assisted living facilities?
This is a frail population with needs; however, this is not a skilled nursing facility where patients are needing to be delivered to and from hospitals on a regular basis. This is their living space and home with trained staff providing direct care that help to reduce injury or harm. They typically see on average 7-10 ambulance vehicle visits per month, and not all would be considered emergencies where sirens are needed. Three quarter or more of those ambulance visits are during the waking hours of 7:30 AM to 7:30 PM.
Residents generally come from the surrounding community. It’s important to keep in mind that these ambulance and emergency service impacts are very minimal compared to what it might be for a senior resident that experiences frequent episodic events of injury or harm in their own homes, and would otherwise be calling emergency services for basic wellness needs or to just come pick them up if they have fallen.