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Home My WebLink AboutMemo from Planning Items 17 and 18 Project: Redmont health Services Location: 5075 W. Cherry Lane, between Black Cat and McDermott on the south side of Cherry Lane Applications: annexation and zoning and conditional use approval of a residential care facility Highlights of Proposed Development: The applicant is proposing to develop the site as a residential care facility consisting of two 9,000 square foot residential treatment buildings and one 6,000 square foot administrative building. Future pad sites for two Alzheimer buildings are shown on the site plan; however, they are not proposed for construction at this time. (They will require separate CUP approval in the future.) Other: The DA shall include: • Until a future CUP is approved, a maximum of 3 buildings (2 residential buildings and 1 administrative building) shall be allowed to be constructed on the site. All future uses on this site will require a new CUP, unless waived by the Planning Director because the use is principally permitted. • Treatment on this site (counseling, therapy, etc.) shall be limited to the residents on the site; continuing care of the residential patients is allowed provided it is consistent with the Redmont Health Services business/treatment plan for residential care facilities. • At a minimum, amenities shall be constructed on the site as proposed on the site plan (i.e. walking path, garden area, ROPES course). • With the CZC application, include mitigation details and a plan approved by the City Arborist, for the existing trees on the site, consisting of 354 caliper inches.... • Any future buildings shall substantially comply with the elevations in Exhibit A, as determined by the Planning Director. • Construct private streets to the east and west properties. This includes the pavement and adjacent sidewalks. Place signs at the east and west property lines stating that the roads will be extended in the future. Due to the length and the lack of a turnaround for the east leg, plaEe-bells stripe the asphalt at 150-feet. The ~s striping shall be removed once the property to the east is developed and the private street is extended. Cross-access shall be provided to the properties to the west and east of the development. A copy of a recorded easement shall be submitted to the Planning Department prior to occupancy of the first building. • The applicant shall construct a ~A-fee~~-aay 5-foot wide detached sidewalk along the northern boundary of the property, as proposed. • The developer shall maintain a ten foot wide compacted gravel shoulder meeting the construction standards of the transportation authority and landscape the remainder with lawn or other vegetative groundcover in accordance with UDC 11-3B-7. Elevations: Yes Commission Recommendation: approval at their July 17, 2008 public hearing. Summary of Commission Public Hearing: i. In favor: Doug Russell (Applicant's Representative), Robin Hinkle ii. In opposition: None 8/26/2008 iii. Commenting: Don Glower, Jeff Morrell iv. Written testimony: Don Glower submitted written comments for denial after the P&Z meeting. Key Issue(s) of Discussion by Commission: i. The differences between residential care facilities and out-patient care facilities. ii. Sewer stub to Mr. Glower's property west of this site. iii. The need for private streets required by the Fire, Police and Planning Departments. iv. Discussed the relocation of the trash enclosure from the location proposed on the submitted site. The Commission discussed the trash enclosure be placed within the stubbed driveway until future connectivity to east parcel was extended through. This location was discussed as a solution for meeting the 150-foot length for the Fire Department requirement without having to provide a temporary turnaround. A motion was not made by the Commission to relocate the trash enclosure. Key Commission Change(s) to Staff Recommendation: i. The Commission modified several DA provisions, as follows: 1) provision 1.1.2(b.) modified to allow continuing care (out-patient) for the past residents of the proposed facility and strike out out-patient care is prohibited; 2) provision 1.1.2(0.) modified to require striping instead of bollards as requested by the Fire Department at the 150-foot mark of the east leg of the proposed driveway/private street; 3) provision 1.1.2(s.) modified to require construction of a 5-foot detached sidewalk along the north boundary of the property instead of the 10-foot multi-use pathway. ii. Condition 1.2.1 Bullet 4 was modified to be consistent with DA provision 1.1.2(0.) removing the bollard requirement and adding striping at the 150-foot mark of the east leg. iii. Condition 1.2.13 was stricken as the Parks Department communicated to staff the multi-use pathway was proposed along the north side of Cherry Lane instead of the northern property boundary of the site. Outstanding Issue(s) for City Council: i. The City Council should determine if the proposed treatment facility, including care of residents and follow-up care of past residents (out-patient) is appropriate in an R-8 zoning district. ii. The applicant should follow up with the Fire Department regarding the replacement of the bollards with the striping at the 150-foot mark of the east leg of the drive aisle and modify condition 3.14 accordingly. If the Fire Department still requires the placement of the bollards it will impact the location of the trash enclosure and an appropriate location should be discussed and identified during the hearing. Notes: 8/26/2008 Project: Redmont (AZ-08-008 and CUP-08-015) Location, size of property and existing zoning: The subject property consists of 5 acres and is currently zoned RI Ada County. The site is located at 5075 W. Cherry Lane E. Falcon Drive. Adjacent Land Use and Zoning: I . North: Single Family Residence; zoned RUT (Ada County) and Incline Village Subdivision; zoned R-4 2. East: Single Family Residence and vacant land; zoned RI (Ada County) 3. South: Single Family Residence; zoned RUT (Ada County) 4. West: Single Family Residence; zoned RUT (Ada County) Applications: The applicant is requesting annexation and zoning approval of approximately 5 acres from RI Ada County to an R-8 zoning district and concurrently requesting Conditional Use Permit (CUP) approval to construct and operate a residential care facility. Summary of Proposed Streets and/or Access: Access to the site is proposed via W. Cherry Lane. Landscaping: 1. Width of street buffer(s): A minimum 25-foot wide buffer is required to be constructed along W. Cherry Lane; landscaping within the buffers shall comply with the current street buffer landscaping standards listed in UDC I 1 -313 -7. 2. Width of buffer(s) between land uses: NA (buffers between land uses are not required between residential uses) 3. Other landscaping standards: See 11-313-8, Parking Lot Landscaping, for internal parking lot landscaping requirements. Off -Street Parking: 36 spaces are required; 77 are proposed Comprehensive Plan Designation: Medium Density Residential Compliance with Comprehensive Plan: With the conditions listed in Exhibit B, this project complies with the Comprehensive Plan. Compliance with UDC: With the conditions listed in Exhibit B this project complies with the UDC. History of Previous Actions: N/A Elevations: The applicant has submitted elevations for the project. Outstanding Issue(s) for Commission: 1) Staff is requesting clarification regarding the outpatient services on the site. 2) Placement of the bollards along the eastern property line; 3) The10-foot pathway along the northern property boundary. Staff has been informed by the Parks Department a 5-foot detached sidewalk will be sufficient. Staff Recommendation: Staff recommends approval of AZ-08-008 and CUP-08-015 for Redmont Health Services, as presented in the Staff Report for the hearing date of July 17, 2008, based on the Findings of Fact as listed in Exhibit D and subject to the conditions listed in Exhibit B. Notes: