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Home My WebLink AboutPZ - Naratives FULMER LUCAS West Valley Emergency Center Alternative Compliance—Front Buffer August 1,2022 UDC 11-313-7 requires a 35' minimum wide front buffer along this entryway corridor. This buffer requires the planting of trees. Strict conformance with this provision is not possible due to physical constraints present on the property. Emergency vehicle access is required to extend from the project site to the west to tie to Serenity Lane. This access is required to be 20' wide at a minimum. At its narrowest point, the subject property is only 20.9' in width. This 20.9' is not ample to accommodate construction of the required emergency access and allow the planting of on-site trees within the required buffer. Where ample space is available, on-site trees and the required buffer is provided as required. In the location of the site with the emergency access road, trees at a greater density than required are proposed immediately south of the emergency access road to provide a greater level of buffering than required by the ordinance. See the site landscape plans for supporting information. As the civil engineer of record for the overall project, Fulmer Lucas Engineering, LLC (H. Ross Lucas, PE) will serve as the applicant for this application. If any additional information or clarifications are needed, Mr. Lucas can be contacted at (615) 345-3772. FULMER LUCAS West Valley Emergency Center Alternative Compliance—Noise Abatement August 1, 2022 UDC 11-3H-4D requires certain noise sensitive uses developed along federal and state highways to provide noise abatement in the form of a berm or berm and wall combination that rises to an elevation that is at least 10' above the centerline of the highway. Hospitals are defined as a noise-sensitive use therefore noise abatement would be required for this project along the northern property boundary. Strict conformance with this provision is not possible due to physical constraints present on the property. Emergency vehicle access is required to extend from the project site to the west to tie to Serenity Lane. This access is required to be 20' wide at a minimum. At its narrowest point, the subject property is only 20.9' in width. This 20.9' is not ample to accommodate construction of the required emergency access alongside either a berm,wall, or berm and wall combination. Furthermore, as the access road is required to turn to the south to extend to the proposed building, keeping the wall unbroken as required by the ordinance cannot be achieved without the wall or berm encroaching upon the ITD right-of-way which is not allowed. Additionally, the first 20' of property south of the northern property boundary is also encumbered with a 20' ITD easement further constraining the property. As proposed, the building is located over 400' south of the northern right-of-way line along the state highway. This building location provides significant reduction in noise levels (even when accounting for future traffic growth) and brings the noise levels to within national hospital design standards requiring no noise abatement. A noise study was performed by a licensed acoustical engineer and that study has been enclosed as supporting information. As the civil engineer of record for the overall project, Fulmer Lucas Engineering, LLC (H. Ross Lucas, PE) will serve as the applicant for this application. If any additional information or clarifications are needed, Mr. Lucas can be contacted at (61S) 34S-3772. FULMER LUCAS West Valley Emergency Center Conditional Use Permit Application Narrative (H-2022-0065) August 1, 2022 The owner of the subject parcel wishes to develop a free-standing emergency facility as phase 1 of what is ultimately planned to be a hospital campus on this 16.46-acre site. The site currently lies on two parcels which will ultimately be consolidated as part of separate application. This initial project is comprised of a proposed 11,241 square foot building and associated parking, driveways, and on-site infrastructure. While the initial phase occupies only —2.4 acres of the site, full buffering of the full 16.46-acre development is proposed to be constructed as part of phase 1. An emergency access roadway that connects the site to Serenity Lane to the west is also proposed as part of phase 1 construction. The enclosed plans and building elevations were prepared with the intent of meeting local ordinances and design requirements. For the two instances where strict adherence with the requirements could not be met, alternative compliance applications have been proposed. This application is for approval of the conditional use permit for this phase 1 construction of the 11,241 building and associated infrastructure as shown in the enclosed plans. Specifically, this application is the conditional use permit application associated with application number H-2022-0065. As the engineer of record for the overall project, Fulmer Lucas Engineering, LLC (H. Ross Lucas, PE) will serve as the applicant for this application. If any additional information or clarifications are needed, Mr. Lucas can be contacted at (615) 345-3772. I FULMER LUCAS West Valley Emergency Center(formerly Prescott Ridge—Hospital Portion) Development Agreement Modification Narrative August 1, 2022 Original Project Name: Prescott Ridge— Hospital Portion Annexation/Rezone File number: H-2020-0047 Approved by City Council:June 1, 2021, recorded 9/8/21 as instrument number 2021-132724 Two proposed modifications are requested to the recorded development by the current owner of the property, West Valley Medical Center, Inc. Fulmer Lucas Engineering, LLC (H. Ross Lucas, PE) is acting as applicant and agent on their behalf. Development Agreement Modification 1: The first proposed modification to the agreement is to replace the phasing plan originally shown in the agreement with an updated plan that is specific to the hospital site. The reason for this change is that development of the residential portion of the overall development is occurring independently of the hospital portion of the development. While the hospital portion and residential portions of the development each originally had their own development agreements,they relied upon a common phasing plan. The owner/developer of the hospital portion is now separate and distinct from the owner/developer of the residential portion. The hospital phasing plan therefore needs modification to depict the actual proposed phasing on the hospital portion. To accomplish this modification,the applicant proposes the following changes to the agreement: Development Agreement, Page 3, Section 5.5.1.1 shall be revised as follows. 1_ Future development of this Bite shall be generally- consistent -with the master plan, preliminary plat, pliasing , landscape plan and conceptual building ele-vation included in Section VIII of the Staff Report attached to the Findings of Fact and Conclusions ofLaxv attached hereto as Exhibit"B-%the rei-i3cd phasin¢plod attached hereto as Exhibit `°C". -and the proi-isions contained herein. The proposed phasing plan as depicted as an exhibit to this narrative shall be added as Exhibit "C" in the agreement. Development Agreement Modification 2: The second proposed modification is to amend the requirement for noise abatement along W. Chinden Boulevard through the use of a berm or berm and wall combination to allow for the possible use of an alternative compliance proposal to meet this requirement. The reason for this modification is that installation of a wall or berm and wall combination is not feasible due to property constraints, and an alternative compliance proposal would meet the intended noise abatement objective of the oridinance. A separate alternative compliance proposal has been submitted concurrent with this application which provides greater detail on the alternative compliance proposal. West Valley Emergency Center— Development Agreement Modification Narrative August 11, 2022 F L Page 2 To accomplish the modification of the development agreement as proposed, the applicant proposes the following changes to the agreement: Development agreement page 3, Section 5.5.1.3 shall be revised as follow. 3- Noise abatement shall be provided in the form of a berm or a berm and wall combination parallel to T- Chinden Blvd-,' H 0-26 constructed in accord with the standards listed in UDC 1 1-3H4D7 or b-.- ai alt rt=wti-. e ccmyiia_ce 1.rLpL�wI a4 defined in UDC 11-3H-4D-4- As the engineer of record for the overall project, Fulmer Lucas Engineering, LLC (H. Ross Lucas, PE) will serve as the applicant for this application. If any additional information or clarifications are needed, Mr. Lucas can be contacted at(615) 345-3772. West Valley Emergency Center— Development Agreement Modification Narrative August 11, 2022 F L Page 3 Exhibit "C" W.CHINDEN BLVD. ... ... ..................•........ eura�oR coNLexARo•••, w • � — l7 26' a PHASE2 MOB/RETAIL/ F RESTAURANT 0 FIRE ACCESS — OUTDOOR COURTYARD N 0• = • Q DECIDUOUS CLASS II 5 w ry _ ... � SHADE TREE 26' 26 26• F m 26' 26' ' 26' �� }Q r Z\ EVERGREEN TREE CIO Y J W J = Z6' 26' 25 25 25' Q OQ H w n LU N - LLJ O ,,, • PHASE 1 LW FSER AND MAIN SITE ENTRANCE Z PERIMETER IGHT IN/RIGHT oUT Q ... • • — .. BUFFERS Lo wALK-IN _ _ C[ 10' ENTRY L.LU PATHWAY ® ® AMBUTANCE Imo• MAIN ENTRYJe . ENTRY 26' 3.KE UTDCOH I'I 4 /FA3(LNG WITF s'rec PHASE 3 • 26' nv- HOSPITAL • y14r� FRONTAGE ROAD 26' i FULL MOVEMENT 30' LANDSCAPE r N BUFFER LoaoWG RUSTIC OAK WAY AND 8'HEIGHT CMU WALL \— ADJACENT LANDSCAPING sraFF ENTRY 26 OTHERS AS PART OF BY SEPARATE PLAN SHADED OUTDOOR AREA 26' OF RESPITE 1ID PEDESTRIAN PATHWAY TO 1 LIB RESIDENTIAL CONNECTION POINT ,....:, NNED 8'HEIGHT C WALL RLANNED SINGLE > FAMILY o i PLA n m TOWNHOMES MU 0 150 300 450 Plan Scale:1"=150'