March 16, 2026 City Council
4075 EL CAMINO WAY
Planned Community
Amendment
2 • Amendment of an existing Planned Community (PC) zone, PC 5116, to allow for:
o Construction of 11 additional units to an existing 121 unit Assisted Living and Memory Care facility, and site improvements including exterior color changes and landscaping
PROJECT OVERVIEW
3 PROJECT LOCATION
1 PC Process
• Prescreening – August 2023
• Formal application – August 2023
• PTC hearings – Feb. and June 2024
• ARB hearings – July and Oct 2024
• ARB recommendation – October 17, 2024
• PTC recommendation – December 12, 2024
• Council hearing – May 5, 2025
• PTC recommendation – September 24, 2025
• Council Decision—March 16, 2026
BACKGROUND / PROCESS
5 BACKGROUND
• 12/11/24: PTC recommend approval for only the 7 units that do not face Wilkie Way. • 5/5/25: Council referred the project back to PTC “for a review of a project between 11 to 13 units that would eliminate the 3rd floor units adjacent to Wilkie Way backyards.”
• The applicant revised their plans to include 13 units, three of which were on the third floor, but removing units that directly faced Wilkie Way • 2/11/25: PTC recommended approval for 7 units, consistent with their previous recommendation
6 PTC RECOMMENDATION
• Allow the addition of seven units (units labeled 1-4 and 9-11), consistent with their December 2024 recommendation.
• Remove the proposed 172 square feet of ground floor office spaces. • Require annual monitoring of conditions and public benefits, specifically including Section 3D of the original PC Ordinance 3775
• Strike the language in Section 3, Finding 2, referring to the old benefits from the original PC • Add a condition of approval that staff must park on-site, or off-site in private/paid parking and arrive by shuttle if spaces are not available
• Include an appendix to the Transportation Demand Management (TDM) Plan incorporating the Parking Plan 7 PROJECT CHANGES SINCE PTC REVIEW
In response to feedback from the Council and PTC, the applicant revised the project to:
• Reduce the number of proposed units from the original proposal to 11 (one third-floor unit facing internally toward the Avant, seven second-floor units, and three first-floor units); • Eliminate the previously proposed 172 square feet of new office space; • Address neighbor parking concerns by designating a location for van parking when not in use and clearing three additional on-site spaces, providing 97 total parking spaces — one more than the 96 required under the existing PC; • Include the required annual report per existing PC requirements and implement a Transportation Demand Management (TDM) plan with commuter benefits; and
• Revise the façade facing neighboring properties to green in response to neighbor feedback, with an ARB- recommended blue, cream, and gray color scheme on remaining elevations. 8 PREVIOUS COUNCIL REVIEW AND CURRENT PROPOSAL
Indicates second
floor addition
Indicates
third floor
addition
Prvious Design (16 Units) Current Design (11 units)
9 NEIGHBOR COMMENTS
The City has received extensive comments from neighbors on the project. Key comments raised include:
• Privacy towards the single-family neighborhood
• Reduced natural sunlight and disagreement with how the Daylight Plane is measured • Staff and visitors parking in the neighborhood
• A desire for the addition to not request any exceptions from the Zoning Code • Concerns about WellQuest’s compliance with existing requirements • Lower property value and quality of life
10 RECOMMENDATION
Staff recommends that Council:
1. Find the project exempt from CEQA in accordance with CEQA Guidelines Section 15301;
2. Adopt the ordinance in Attachment B, amending Planned Community Ordinance 5116; and
3. Approve the Record of Land Use Action in Attachment C based on findings and subject to conditions of approval.
Claire Raybould, AICP
Manager, Current Planning
[email protected]