Land: River View at Las Palmas, Monterey County
For Sale | |
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Asking Price: | TBD |
Property Type:: | Land for Senior Living Facility |
Project Type:: | Continuum Care Residential Community (CCRC) |
Location: | Las Palmas Ranch, Monterey County, CA |
Land Area: | 15.67 Gross Acres |
Zoning:: | MDR / 2.86 U/A, Speciic Plan for Las Palmas Ranch, Phase I |
Project Description: | 26 Independent Living Units - 42 Beds |
40 Assisted Living Units - 50 Beds | |
39 Memory Care Units - 48 Beds | |
Delivery Condition: | Subject to CUP Approval by Monterey County Supervisors |
APN:: | 139-211-035 |
Demographics (10 Mile Radius): | Total Population 2015 (Estimate) >Age 65 - 23,572 |
(Nielsen): | Total Population 2020 (Estimate) >Age 65 - 27,797 |
Why Senior Living Care?: | By 2020, 12 million older Americans will require long-term care services, while the U.S. senior housing sector currently only consists of approximately 2.9 million units/beds. |
Monterey County CUP Application: | PLN150372 |
Supporting Documents & Studies: | 1. Project Application/Plans 2. Monterey County General Plan 3. Toro Area Plan Land Use Plan 4. Title 20/21 of the Monterey County Code (Zoning Ordinance) 5. CEQA Air Quality Guidelines, Monterey Bay Unified Air Pollution Control District, Revised February 2008 6. Las Palmas Ranch Specific Plan and EIR. 7. Biology - Las Palmas Ranch Specific Plan EIR; Supplemental Site Inspections and Reports (Regan, December 2011, October 2013) 8. Geology � Las Palmas Ranch Specific Plan EIR; Geologic Hazards Report and Soil Engineering Feasibility Study (Landset, 2014) 9. Traffic - Las Palmas Ranch Specific Plan EIR; Project Specific Trip Generation Studies and Analysis (Hatch, Mott, McDonald December 2013, March 2014, April 2016) 10. Water Supply - Las Palmas Ranch Specific Plan EIR; California Water Service Can and Will Serve letter August, 2015 11. Waste Water Disposal � Las Palmas Ranch Specific Plan EIR; California American Water Company Can and Will Serve letter November, 2015 12. Ferrini Ranch EIR |
Market Evaluation: : | Although there are 5 operating senior facilities within the 10-12 mile radius of River View at Las Palmas, the competition was not deemed significant by our market study consultant. Historically, the local senior facilities have been operated a near full capacity. Given the current senior living facilities capacity of 670 beds and a Monterey County population of 433,000, the ratio of 1.5 beds/1,000 population is significantly less than the national average 4.0 beds/1,000 population based on 1,233,690 beds and 308 Million population per an AARP study of the year 2010. |
Entitlemant Upddate: | NOTICE OF AVAILABILITY DRAFT SUBSEQUENT ENVIRONMENTAL IMPACT REpORT (DRAFT SEIR) PROJECT TITLE: RIVER VIEW AT LAS PALMAS ASSISTED LIVING SENIOR FACILITY (PLN150372; SCH # 2017031025) Notice is hereby given that the County of Monterey is seeking written comment on the Draft Subsequent Environmental Impact Report (Draft SEIR) on the River View at Las Palmas Assisted Living Senior Facility project (RMA-Planning File No. PLN150372; SCH # 2017031025) in accordance with the California Environmental Quality Act. The public review period will begin on March 12th and end on April 25th, 2018. This review period is established for the purpose of receiving written comments on the accuracy and adequacy of the Draft SEIR together with other information relative to the environmental effect of the project. |
Draft SEIR: | http://www.co.monterey.ca.us/government/departments-i-z/resource-management-agency-rma-/planning/current-major-projects |
PC Hearing PLN: 150372: | https://monterey.legistar.com/LegislationDetail.aspx?ID=4152914&GUID=D5EB9641-AAD3-4FE7-B4A4-ACC2F4ACD0F5&Options=&Search= |
Property Highlights: | Destination Location, Serene Setting overlooking the Salinas Valley |
Convenient location for Monterey Peninsula and Salinas Valley Households | |
Gated Community, All utilities are stubbed to Property | |
Comments: | DEMOGRAPHICS - 2020 CENSUS Tract 107.01 Population: 6,464 Area: 19.5 Square Miles Density: 332 Population / Square Miles Age: 70+ 13% 840 Population 65+ 57% 3,685 Population Major Assisted Senior Living facilities in Monterey County: Merrill Gardens at Monterey 150 Residents | License # 275202591 The Park Lane, Monterey 125 Residents | License # 275294322 Sunrise Assisted Living of Monterey 112 Residents | License # 275202358 Cottages of Carmel 78 Residents | License # 275202707 Madonna Gardens 88 Residents | License # 275202569 Sunrise Villa Salinas 185 Residents | License # 275202734 Brookdale Salinas 83 Residents | License # 275294018 Total Max Occupancy: 821 Residents Monterey County Statistics: Monterey County Population (2019) 432,877 Monterey County Population 75+ 24,007 (5.6% of population) Monterey County House Holds 75+ 131,062 Monterey County Penetration Rate 75+ 0.6% (NIC California average 9.8%) Monterey County White Population 75+ 18,469 (4.3% of population) The Aging Bubble:
County of Monterey, Planning Commission Hearing for PLN: 150372 - October 9, 2019 https://monterey.legistar.com/LegislationDetail.aspx?ID=4152914&GUID=D5EB9641-AAD3-4FE7-B4A4-ACC2F4ACD0F5&Options=&Search= County of Monterey Resource Management Agency Update, March 12, 2018 The NoA (Notice of Availablity) for the Draft SEIR has been filed, and the required docs will be forwarded to the SCH (State Clearing House) today. The public review and comment period will begin on Monday, March 12th, and run for 45 days through April 25th, 2018. The Draft SEIR is also available on the RMA-Planning public website at the following link: http://www.co.monterey.ca.us/government/departments-i-z/resource-management-agency-rma-/planning/current-major-projects The River View at Las Palmas Senior Living facility will be a vibrant community for Monterey County seniors. Our community will create jobs, support local businesses, increase tax revenue for the Salinas Valley, and strengthen Monterey County by working together with local civic, health, and business organizations. River View at Las Palmas Description This independent, assisted, and memory care proposed facility located in Las Palmas Ranch is located within the prestigious Hwy 68 corridor within close proximity to the Monterey Peninsula. This project is located next to some of Monterey Peninsula’s premier residential neighborhoods, such as Las Palmas Ranch, Markham Ranch, Monterra, Pasadera, Tehama, Hidden Hills, Corral de Tierra, San Benancio and Toro Estates. The amenities in the main buildings include lounge, theater, bistro, wellness, beauty, and dining areas. Details of this project are: Main Buildings (Living Area) Assisted Living Facility: 43,384SF Memory Care Facility: 38,708SF Total: 82,090SF in the main buildings Casitas Assisted Living Casitas: 27,993SF Total Project Living Area: 110,085SF 26 unit assisted living casitas 40 unit assisted living care building 39 unit memory care facility TOTAL PARKING PROPOSED (OPEN+GARAGE) = 106 Project entitlements are scheduled for completion Fall 2016. MARKET STUDY COMMENTS As you can see from the marketing study, they did not use a 5 mile radius for their evaluation. It is more reasonable to look at a 10 mile radius given the traffic patterns of this community. There is a significant amount of cross-traffic between the Monterey Peninsula and the City of Salinas, along the HWY 68 corridor. There are approximately 17,000 people living in the Hwy 68 corridor, which is about 10 miles long. This primary area has the following demographics: PRIMARY MARKET AREA Median Age: 48 Average Age 43 Age >65 22% Pop by Education 83% Some college,No degree of more 45% Bachelor and/or Advanced Degree HH Income Average: $148K HH Income Median: $121K Housing Value Median: $735K HOUSEHOLDS IN THE PRIMARY MARKET AREA BY MLS AREAS (Source: MetroScan) 75: Laguna Seca/Pasadera/Bay Ridge/Baronet Estates/Hidden Hills 1247 76: San Benancio 976 77: Toro 237 78: Indian Springs/Pine Canyon 559 98: Corral de Tierra 2045 99: Las Palmas 1304 138: Spreckels 214 139 Monterra Ranch 158 166: Tahema/Carmel Valley 1090 168: Hidden Hills/Los Laureles 261 SECONDARY MARKET AREA The Monterey Peninsula has a population of approximately 105,000. SECONDARY MARKET AREA: The City of Salinas has a population of approximately 150,000. The Monterey Peninsula and Salinas are connected by Hwy 68, which is one of primary area for jobs and is a primary access to those jobs located in Ryan Ranch Business Park, Garden Road Business Park and Laguna Seca Office Park. Per the marketing study there are three existing senior care facilities on the Monterey Peninsula (Sunrise, The Park Lane and The Cottages of Carmel) and one in currently in construction at Irish Canyon adjacent to Del Monte Mall. There are two existing senior care facilities in Salinas (Villa Serra and Brookdale Senior Living) and no projects in construction. The total bed count for the existing senior living facilities, not including home based businesses) is 671 beds. Based on a combined population of Hwy 68, Monterey Peninsula and the City of Salinas, that is a ratio of 2.5 beds/1,000 population, or 12 beds/1,000 population of +65 years of age, assuming a 20% consort. The uniqueness of this opportunity has been created by the multiple high barriers to entry constraints that exist on the Monterey Peninsula and along the Hwy 68, include the following constraints, such as, lack of water and developable land, traffic impacts, significant public resistance to development, etc.. COUNTY OF MONTEREY PLANNING River View at Las Palmas Assisted Living Senior Facility Project Name: River View at Las Palmas Assisted Living Senior Facility File number (s): PLN150372 Location: River View at Las Palmas Assisted Living Senior Facility Print Feedback Share & Bookmark Press Enter to show all options, press Tab go to next option Project Name: River View at Las Palmas Assisted Living Senior Facility File number (s): PLN150372 Location: (Vicinity Map:) The project site is located at the end of Woodridge Court, Las Palmas Ranch Subdivision, Salinas. Vicinity Map Assessor's Parcel Number: 139-211-035-000 Planning Area: Toro Area Plan Planner: Joseph (Joe) Sidor Current Status: Complete Environmental Status: Final Subsequent Environmental Impact Report (SEIR) Project Description: The proposed project includes a Specific Plan Amendment, Use Permit, and Design Approval for the construction and operation of a senior assisted living facility and associated site improvements on an approximately 15.74-acre site at the location referenced above. The facility would consist of the following components:
It is anticipated that the facility will have 92 employees when operating at maximum capacity, with shifts varying between 12 and 21 employees at any one time. Key Dates:
Reports/Documents:
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