05-19-2009 - Laserfiche WebLink

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Parking No new parking is proposed nor is any additional parking required. Additional parking, per Chapter 11 of the Zoning Code, would only be required if units were being added to the facility. The facility currently contains 75 units on three stories with a combination of surface and underground parking. This remains unchanged with the proposed improvements. Landscaping As noted in the applicant's narrative, plantings located near the existing patio will be removed to accommodate the addition and new patio. With that, additional plant material will be added in conjunction with the new patio. The three existing mature trees located around the existing patio will remain. The applicant has also noted in the attached narrative "measures will be taken by the contractor to protect vegetation during construction". As such, staff would recommend the applicant erect "construction limits fencing" for the protection of trees and the City Forester inspect that fencing prior to beginning construction. Secondly, as a result of concerns voiced at the neighborhood meeting, the applicant has also proposed an overall update to the existing landscaping, generally along the western lot line. The neighbors' expressed concern over a lack of maintenance and the general overgrowth that has occurred. Privacy concerns were also raised by residents who lived in the units directly west of the proposed addition. The applicant responded to these concerns by proposing a landscape Removal Plan and overall Landscape Plan. These plans are attached and attempt to remove the overgrowth of less desirable species to make room for the more desirable species to thrive. The plan also includes 3 Balsam Firs, one 10' spruce, and 9 viburnums to address the privacy concerns of the most impacted residents to the west. The City Forester met on-site with the applicant's Landscape Architect on Friday, May 8th. The City Forester has reviewed the proposed Removal Plan and overall Landscape Plan and finds them acceptable and would not recommend any changes. The City Forester also plans to attend the Planning Commission meeting to address any landscaping questions the Commission or neighbors may have. Staff finds the proposed Removal Plan and Landscape Plan acceptable. However, staff remains concerned about maintenance over time. The City Attorney has suggested the applicant be required to enter into a PRD Declaration, which would include conformance with the landscape plan. This has been added as a condition of approval. Density/FAR The applicant has not proposed any additional units to the facility so the density remains the same with 75 assisted living units on site. The proposed addition consists only of expansion of common area spaces. The PRD ordinance does not provide specifically for an FAR(floor area ratio)maximum. Section 7-060 (6) of the PRD Ordinance states "the maximum ground floor area for the sum of all buildings in the project shall not exceed 25 percent of total land area in the planned residential development". The Brightondale parcel is only one of many parcels located in the originally approved PRD. Because staff could not locate a survey for every property within the entire PRD, staff calculated the ground floor area of all structures in the PRD using GIS. Staff has