04-09-2015 Planning Comm. Agenda

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• Cultured stone banding the projected window areas up to the fourth floor on all elevations, along with shake siding (presumably cement board) on the upper- most portions. • Cement board siding for the building on floors 2 through 4 around the larger wall and window/balcony areas. • Shingled roof. The parking area appears to contain about 55 spaces, although one of the floor plan drawings appears to show more. In addition, there would be underground parking — no floor plan has been provided to document this with the current submission. Senior housing does not generate significant levels of parking demand, particularly with a large mix of memory care and assisted units. The code allows parking at a rate of one-half space per unit. The applicants should identify staff levels in the facility to ensure that the site will be able to accommodate peak levels, since there will be no opportunity for overflow parking on the surrounding streets. Landscaping and tree replacement. The plan indicates that approximately 3.5 acres of the site will be excavated to accommodate the building. A large portion of that area is tree -covered. The city requires that the applicants provide a tree survey to replace lost significant trees on a 100 percent rate, up to a maximum replacement requirement of 30 caliper inches of replacement per acre. For sites that provide the maximum replacement, no survey of the existing condition is required. As such, the applicants have the option to provide a landscaping plan that shows a total tree planting of 105 caliper inches, or a survey that would show a lesser planting requirement. Other plans. There are a number of other plans that should be included in a final PUD review. These would include signage and lighting plans for the facility. As noted above, additional detail on landscaping, grading/drainage, and parking should also be provided. The City engineer has also reviewed the project submission and provided a separate letter regarding engineering details and requirements which should be incorporated into any recommendation. Summary and Recommendation Planning staff believes that the proposed facility is consistent with the City's Comprehensive Land Use Plan. As a PUD guided property, the City has great latitude in considering the use and development standards that are applicable to the development. With a high degree of site and building design quality, the City can provide a significant degree of flexibility in applying zoning standards to the project.