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HomeMy WebLinkAbout070125-08.1 O&I PresentationThe Iw at Danville an Assisted Living and Memory Care Community Town Council July 1, 2025 'fakmont [10&I DEVELOPMENT Company Background About O&I & Oakmont O&I Development is a California-based real estate firm focused exclusively on developing high-quality senior living communities. We specialize in navigating complex entitlement and permitting processes and pride ourselves on thoughtful, community -oriented design. Unlike many developers, we build with the intention to own and operate long-term, ensuring lasting quality and accountability. Oakmont Management Group is a recognized leader in the senior living industry that manages a portfolio of communities under the Oakmont Senior Living and Ivy Living brands. With an impressive array of five-star amenities and experienced team members, residents of Oakmont benefit from the finest senior living experience in the industry. They currently manage more than 100 communities across California, Nevada and Hawaii. Together, O&I and Oakmont bring a combined expertise in development and care delivery. Our partnership ensures a seamless transition from design and construction to day-to-day operations which results in a consistent, high- quality experience for residents, families, and the greater Danville community 'akmont [10&I DEVELOPMENT Our Long -Term Commitment • Backed by Welltower, the largest healthcare REIT in the U.S. • O&I Development, Oakmont Management Group, and Welltower form a true owner -operator -developer team • We build to own, operate, and care for the community long-term • Committed to delivering lasting quality and stability for Danville's seniors Developer DEVELOPMENT Operator Capital Partner 4akmont Management Group toweri O&I Development, together with our partner Oakmont Management Group, brings unmatched expertise in the development, operations, and successful delivery of high-quality senior living communities. As an owner, developer, and operator, our team specializes in navigating the complexities of due diligence, entitlements, construction, and lease -up, ensuring every project is thoughtfully planned and expertly executed. With a shared commitment to excellence, O&I and Oakmont collaborate seamlessly to create vibrant, wellness -centered communities that are both financially sound and operationally exceptional. Our collective track record reflects not only deep industry knowledge but a proven ability to bring projects from concept to thriving communities where seniors can truly thrive. COURTNEY SIEGEL CEO & President As a co-founder of OMG, Courtney has opened and had active Involvement in all facets of development, design, and operations of over 45 communities. As President & CEO, she oversees the expansive portfolio and spearheads the company's culture of excellence. CRYSTAL ROBINSON Chief Marketing Officer With over a decade of experience, Crystal is a co-founder of OMG and has a track record of leasing up over 36 communities In record time. As CMO. Crystal positions the company as an industry leader by developing sales and marketing strategies to support the growing portfolio. MATT STEVENSON Chief Operations Officer As COO, Matt works to advance the company's overall ser1ce delivery and quality to all community members. Prior to OMG. Matt spent over 6 years overseeing development and operations of another leading senior housing company. 4.1b KEVIN TYLER CFO & Chief Investment Officer Kevin brings overa decade of senior living investment and development experience. and leads the expansion of OMG's morket position, footprint, and strategic partnerships. Kevin oversees the finance team, while continuing to enhance OMG's history of successful financial performance. CARISSA SAVANT VP of Development With 15 years of real estate development experience. Carissa oversees due diligence. entitlements. design and project management, and specializes in growing strategic partnerships with local community partners and officials. ERIC OXFORD VP of Construction Eric has over 25 years of construction experience, Including 15 years in senior housing. He supports the development team from feasibility to design and beads construction management. Eric holds a B - General Building Contractor license. COLIN BAGWELL VP of Acquisition Colin brings to Oakmont over 18 years of experience in land acquisitions, contract negotiations, entitlements and development. As VP of Acquisitions Colin is dedicated to company growth via ground up developments and acquisitions. ASHLEY POSER Interior Designer Ashley has extensive industry experience focused on luxury senior living. As Oakmont's Interior Designer, she puts her personal touch on every new development project. Her creativity and eye for quality transforms Oakmont's communities to functional, timeless spaces. 4Iakmont no&I )E VI I (1)P511 NI Project Background • Project Overview to Date Located at 828 Diablo Rd, Danville, CA • 105 -unit, 3 -story Residential Care Facility for the Elderly (Assisted Living & Memory Care) • Upzoned Housing Element site • Thoughtful setbacks and privacy screening from adjacent homes • Landscaped courtyards, walking paths, and outdc resident spaces • Entitlement Process to Date: • Hosted 2 Community Outreach Meetings at Alamo Women's Club with significant feedback incorporated • Attended 2 Design Review Board Meetings • Planning Commission held May 27, 2025 'akmont [10&I DEVELOPMENT EXITING STOPM*ATEP ESSEuENT TO BE RE—POUTED,. SEE CIVIL DPAWINGD VERTICAL BOAR} B BAREN (B-1) 'MBA (TR -1. TB -S) 1X14 (TR -5) ,2131-30 IRON POUNTAIN gc.0-513 ASPHALT ASP [ (R -I) CHARCOAL LY.ICH 1S0.T5. (0' BUILDING DHOW) 11]]5' 07. BUILDING NEIGH)) AMPS' (35' BUILDING NEIGH() ;HEMP GDADE IJP SIDING (D -I) TRIP (TA -P. 711-5) ryr-5 fiOSNAT EAST ELEVATION SCALE: 3/32' = 1"—D" 510HE YMCA (57-I) COUNTRY LEDDESTONE-'EIEATON' no&I DEVELOPMENT Community Outreach Efforts ■ Initial Community Meeting: October 21, 2024 — gathered neighborhood feedback ■ Key Concerns Heard: ■ Site up -zoning to High Density Residential — M-35 ■ Building height and massing ■ Setbacks and privacy for adjacent homes ■ Landscaping and screening ■ Traffic impacts near schools and business hours ■ Follow -Up Meeting: February 5, 2025 — reviewed redesign with community members based on input ■ Result: Major site plan revisions and improved screening resulting in a 3 -month delay for submittal O&I Redesign Based on Community Feedback • Orientation, Setbacks, and Landscape Buffer/Screening • Orientation: We redesigned and engineered the site and flipped the building layout, so the single - loaded corridor now runs along the southern edge ■ Setbacks: The southern property line setback was increased by 10 feet, from 26'7" to 36'7", to provide greater distance and privacy for adjacent neighbors. • Landscaping: We widened the landscape buffer from 3 feet to 5'5" to allow for larger screening vegetation. We will contract -grow trees prior to installation and have planned 21 total trees along the southern edge to provide immediate and effective visual screening. ■ Neighbor Agreements: Working with a few of the adjacent neighbors for additional screening in their backyards • Building Height: We clarified that the proposed structure is three stories—consistent with what's allowed under zoning but previously misunderstood by some attendees (45'). We redesigned the roof line so most of the building is at 35' and only accents at 37' and 40' Oakmont []©&I DEVELOPMENT O&I Redesign Based on Community Feedback • Traffic & Operations: • Traffic: TIA Report indicated no adverse impacts to the level of service. Employees spread across three shifts during a 24 -hr period. We are planning staggered staff shift times to avoid peak school and business hour traffic. ■ Parking: 36.6 spaces required per zoning. 60 on-site spaces provided. Additionally, a parking management plan will be created and proactively circulated to ensure employees and residence do not park on private streets. Oakmont []©&I DEVELOPMENT Planning Commission Hearing —Recap Unanimous Approval ■ Project unanimously approved by the Planning Commission ■ Strong support expressed for much-needed senior housing ■ Acknowledgment of comprehensive re -design by the applicant and community outreach ■ New community concerns expressed regarding environmental remediation with appeal Oakmont []o&I DEVELOPMENT Addressing the Appeal Summary of Environmental Concerns and Responses These slides summarizes the current and previously known environmental concerns raised by the appellant, along with (MI Development's responses and mitigation actions. Concern: Claims CEQA Class 32 exemption is invalid under due to 'unusual circumstances' related to existing site O&I Response: The site qualifies for a Class 32 exemption because it meets the criteria for infill development, is consistent with the General Plan and zoning, and the limited soil contamination is pre-existing—not a new impact resulting from the proposed senior living community. We are not mitigating a project -related impact; we are remediating an existing condition, thereby improving site conditions. The contamination is confined to a specific area and will be fully remediated prior to construction, eliminating the potential for significant environmental effects. ire Oakmont []©&I DEVELOPMENT Summary of Environmental Concerns and Responses Concern: The removed underground storage tank (UST), with no closure documentation. O&I Response: In the 1980s, a previous property owner removed an underground storage tank before UST regulations were in place. Some fuel contamination was detected and voluntarily reported to the appropriate agencies, including the Bay Area Water Quality District and Contra Costa County Environmental Health, and remediated. No regulatory oversight or closure letter was required, as there was no process for removal at the time. The full report was shared with the Town and is part of the public record with Contra Costa County EHS. Concern: Remediation of Buried Chemicals — June 2001 O&I Response: In June 2001, the Streamborn report identified the location of buried chemicals on the site. A removal and remediation work plan was then developed in coordination with the California Department of Toxic Substances Control (DTSC). The contaminated soils were safely excavated and transported to the Safety-Kleen incinerator facility in Utah for proper disposal. The full documentation of this cleanup effort has been provided to the Town of Danville and is available in the public record. Oakmont AN1RIP 1 IMMED,ATE'S'OTRRCTE REMOVAL DIABLO NURSERY GARDEN CENTER Oialelo Road Danville, California Danville, California Prepared by, Robert F Flory ANTRIM ENGINEERING CONSTRUCTION Pleasanton, California Pro,. Number FS402S,C January 15, ANTRIM ENGINEERII 4G 8 CONSTRUCTION Robert F. Flory. Registered Geologist p 5 License expires 102/96 STREAMBORN Report Remedialion Was. 823 Menlo Road Bowel< CA Prepare e For Donne CA Pnwar, By STREAMBORN Propea No. P210 15 lune E001. Mail: PO Box BM Berkeley CA 9.1.7o,eno 510.528.12. Office: 900Santa Fe Alreelle. Albany CA 94706 []©&I DEVELOPMENT Remediation of Pesticides (Deildrin, Chlordane) Concern: Questions regarding the potential health and environmental risks and the adequacy of oversight and pesticide remediation measures O&I Response: The environmental conditions on the site have been thoroughly evaluated through a Phase I Environmental Site Assessment and a Limited Site Investigation, which identified a small, defined area of historic pesticide -related contamination (Dieldrin). Importantly, this is a pre-existing condition unrelated to the proposed senior living project. To ensure safety, all necessary steps are being taken to remediate the soil in accordance with applicable regulations and best practices. Proposed Work Plan: O&I has put together and will follow a formal Work Plan and Soil Management Plan, together with Terracon, a licensed environmental professional for the remediation. Health and environmental risks will be mitigated through protective measures such as dust control, air monitoring, sample testing, close out reporting and proper soil handling procedures. To ensure full transparency and public trust, we are requesting the Town of Danville send out an RFP and elect an independent third -party environmental reviewer. This reviewer will evaluate and monitor all proposed work on behalf of the Town throughout the process, providing added assurance that the cleanup will be thorough, compliant, and protective of community health. ire Oakmont []©&I DEVELOPMENT Our Commitment to Responsible Remediation • Best practices for remediation Dieldrin contamination (typical): • Prepare a Removal Action Work Plan • Remove the contaminated soil and dispose at a licensed disposal facility • Test site to confirm remediation is complete • Actions (in addition to above) to be completed in response to neighbor concerns: • Prepare a Soil Management Plan, including provisions for air monitoring • Conduct Perimeter Air Monitoring during excavation activity • Additional construction air monitoring during first week of earth working grading/activity for the entire site • Prepare and provide completion report • Reporting will now include 3rd Party Review by an Environmental Consultant retained by the Town of Danville ire Oakmont []©&I DEVELOPMENT Regulatory Oversight (1 of 2) • Appellant contacted the State Clearinghouse, State CEQA Review Team, Department of Toxic Substance Control (DTSC), Attorney's General Office, CaIEPA, and Contra Costa Environmental Health Services (EHS) and asked for their oversight of the project remediation • DTSC subsequently responded with a letter, requesting O&I enter into a Voluntary Oversight Agreement • For DTSC to have oversight, either (a) an owner must enter into the voluntary oversight program or (b) DTSC must make a formal, legal finding supported by substantial evidence that oversight is needed. DTSC has not made the required legal findings, instead inviting the applicant to enter into the voluntary program. • DTSC oversight would add significant time and cost to the project and would jeopardize the project's feasibility, therefore, we respectively declined, citing our remediation work plan, including additional oversite measures by a third -party firm • The limited presence of residual pesticide in the soil does not rise to a level warranting state oversight. The contamination is highly localized, not hazardous by classification, and will be fully remediated prior to construction under a certified Work Plan and Soil Management Plan. ire Oakmont []©&I DEVELOPMENT Regulatory Oversight (2 of 2) • Respectfully, the Town cannot require the applicant to voluntarily accept DTSC oversight. First, DTSC has limited parameters around its ability to require oversight. • Because DTSC has not asserted its authority, reflecting the extremely limited contamination on site, a condition requiring the applicant accept DTSC oversight would violate the Housing Accountability Act. The HAA limits an agency's ability to disapprove the project or to impose a condition only if there is a specific adverse impact that the conditions are necessary to lessen. • In summary, through the conditions the Town has imposed for remediation and monitoring, there is no specific adverse impact. Therefore, a condition requiring O&I entering voluntary oversight with the DTSC, is unnecessary, and as noted before, would be so burdensome as to jeopardize the project. That violates the HAA. ire Oakmont []©&I DEVELOPMENT Thank You! O&I Development