Avalon Senior Housing Concept Planning Commission Report
Lehi City Planning Commission Staff Report
Meeting Date: March 23, 2017
Avalon Senior Housing Concept Planning Commission Report Applicant: Requested Action/Purpose: Location: Project Area: Existing Zoning: Existing General Plan Land Use Designation Adjacent Zoning and Land Use:
Date of Last DRC Review: Assigned Planner: Planning Commission: City Council:
Jeff Southard Review and recommendation of a proposed concept plan 1200 West and 3200 North 4.38 acres Commercial Commercial North: R-1-10 Single family residential South: Commercial/R-1-15 Single family residential East: RA-1 Single family residential West: R-2 Single family residential March 8, 2017 Mike West Required Action Review and recommendation Final Approval
APPLICABLE DEVELOPMENT CODE REGULATIONS Section 11.010. Concept Plan – Applicability: The Concept Plan gives the applicant, staff, Planning Commission and City Council an opportunity to discuss the project in the conceptual stage. The applicant can use the Concept Plan meeting to receive direction on project layout as well as discuss the procedure for approval, the specifications and requirements that may be required for layout of streets, drainage, water, sewerage, fire protection, and similar matters prior to the preparation of a more detailed preliminary subdivision plat. HISTORY Oct 27, 2006: Dec 7, 2006:
The Olson’s Garden Shoppe annexation was recorded and included the subject property. This annexation assigned Commercial and TH-5 zoning to the property. The Olsen Garden Shoppe site plan was approved for the existing garden center. Since this time, the business has changed to the Bellaview Landscape and Garden Center.
ANALYSIS The applicant requests approval of a concept plan for the proposed Avalon Senior Housing project located at 3200 North and 1200 West. The concept plan shows two apartment buildings and a retail pad on the corner. The two apartment buildings are proposed to be age restricted and would be similar to an assisted living facility; however, the proposed project would be classified as age restricted apartments. Assisted living facilities differentiate from apartments because they include a common dining area, common living room space, nursing care, and smaller studio units. Assisted living facilities are allowed as a permitted use within the Commercial zone whereas apartments are not. The applicant is proposing this concept plan for age restricted apartments with the intent to propose a senior housing facility overlay zone. A similar overlay zone has been adopted in Lindon and specifies that the allowed uses within the zone are any use within the base zone district and would allow senior housing facilities as a conditional use. The zone includes specific requirements that would reduce the impact such as restricting the age of renters to 55 and older and limiting the acreage a project can be within the zone. Lindon’s overlay zone would serve as an example of what an overlay zone in Lehi could entail. If the concept plan was approved, it would indicate to the applicant the Planning Commission is receptive to the idea of a senior housing overlay zone. Planning staff is open to the idea of a senior housing overlay zone as it would provide the opportunity for additional life-cycle housing to meet Lehi’s current and future housing needs. The proposed concept includes 90 total apartment units within two-4 story buildings. The buildings are shown oriented to 3200 North with no parking located between the buildings and the street. Sidewalks are shown to building entrances facing the street and interconnecting between the streets, apartment buildings, common area, and the commercial pad. There is a pavilion shown located between the two apartment buildings that would be a central gathering point. A dog park and garden boxes are
also shown within the open space. The buildings include amenities such as an exercise room, game room, living room with a kitchenette, a theater room, and storage lockers. The multi-family amenities requirement must be met and could be substituted for the proposed amenities if the total value is equivalent. A complete landscaping plan will be required if the project goes to site plan and would need to identify the total percentage of landscaped area. The buffering and screening requirements would have to be met to reduce any potential impacts to the adjacent single family homes. The concept shows 212 proposed parking stalls which exceeds the 184 for the proposed use. The plan shows 90 covered parking stalls, however, the Development Code requires that one stall for each unit must be located in a fully enclosed garage. The DRC commented that multiple unit structures shall have garages incorporated in to the primary structure with a minimum 30 percent of the lower level gross floor area utilized as garage areas; additional garages may be detached from the principle structure. The proposed building elevations show pop-outs, roof line variations, chimneys, covered entryways, and changes in building materials for architectural variations. The proposed exterior building materials include stone, brick, and stucco. The stucco would only be allowed up to 49 percent of the total wall surface area for each façade. The DRC made the following comments: The current use does not comply with the existing General Plan/zoning; the proposed apartment residential use would require both a General Plan amendment and zone change. Additional water dedication would be required due to the increased demand in water service. For projects with more than 10 units, the landscaping plan shall include at least one tree for every two dwelling units, half of which must be coniferous, and one 5-gallon shrub for every two dwelling units. Multi-family projects shall provide fencing (6-foot sight obscuring) along interior property lines where incompatible or less intensive uses exist. DRC comments 10-14 have been addressed with an updated site layout included in the Planning Commission packet. RECOMMENDATION The Planning Division staff recommends a POSITIVE recommendation to the City Council for the proposed Avalon Senior Housing concept only if the Planning Commission and City Council are open to the idea of creating a senior housing overlay zone. This recommendation would also include the DRC comments from March 8, 2017. This recommendation is based on the following findings: 1. 2. 3.
The proposed concept would provide additional life cycle housing to meet the growing need of our population. The proposed concept is contingent on the adoption of a senior housing overlay zone. The proposed concept conforms to the goals and policies of the General Plan. 4. The proposed concept does not affect the health, safety, welfare, and morals of the City. 5. Other findings based upon information presented at the public hearing. The Planning Commission may recommend approval, approval with conditions, or denial of the concept plan. Please remember to include findings as a part of the motion. The Planning Commission may also advise the applicant of specific changes or additions, if any that would be required in the layout as a prerequisite to the approval of the site plan.
Lehi City Development Review Committee
March 8, 2017
Avalon Senior Housing Concept DRC Redline Comments Jeff Southard – Requests review of the Avalon Senior Housing concept, a 90 unit senior housing development located at approximately 3200 North 1200 West in a Commercial zone. DRC Members Present: Glade Kirkham, Kerry Evans, Greg Allred, Todd Munger, Kim Struthers, Gary Smith, Mike Howell, Ross Dinsdale, Jed Winters Representatives of the Applicant Present: Jeff Southard, Curtis Miner, and George Bori Jr. Date of Plans Reviewed: 3/2/17 Time Start: 1:10 PM Time End: 1:40 PM DRC REDLINE COMMENTS: Glade – Power: No comments Kerry – Fire: No comments Greg – Water/Sewer: No comments Todd – Public Works: No comments Kim – Planning: 1. The proposed project does not comply with the existing general plan/zoning. The proposed apartment residential use would require both a General Plan amendment and a zone change. 2. Additional water dedication would be required due to increased demand for water service. The amount of additional water due would need to be evaluated if the proposed project were to move forward, and would be due as a condition of recording of the Zone Change and prior to submission of a site plan. 3. The site must meet the City’s high density requirements for amenities. Based on 90 units, the size would require 6 picnic areas, 2 playgrounds, 1 sports court and a clubhouse of not less than 750 square feet. Due to the senior demographic, these amenities could be substituted with amenities geared more toward a senior resident, but would need to be equal or greater in overall value. The applicant would need to provide an analysis showing how the proposed amenities compare with the City’s required minimum amenities in terms of value. 4. All buildings (commercial and multifamily residential) will need to meet the architectural requirements found in Chapter 37 of the Lehi City Development Code. The Code requires that all 4 sides of commercial and multi-family residential buildings be designed with architectural wall variations spaced at intervals of thirty (30) feet in linear width. The following architectural features shall be incorporated into the design of each façade of the building: a. Change in building materials; b. Building projections measuring at least eighteen (18) inches to three (3) feet in depth based on the scale of the proposed building; c. Roof line variations measuring at least three (3) feet in height; and d. Awnings and lighting, or another architectural variation approved on a case-by-case basis that creates visual interest. 5. The exterior building materials on all buildings must meet the architectural requirements as well. At least 51% of each side of all buildings must be hard surface (rock, brick, Hardie board, etc.). Stucco may be used, but as an accent material only. Exclude windows and doors from the calculation. 6. Each 1 bedroom unit requires 1 stall per dwelling unit + 1 guest parking stall per 3 dwelling units. 1 stall per unit to be within a fully enclosed garage or parking structure. Each 2 bedroom unit requires 2 stalls per dwelling unit (not in tandem configuration) + 1 guest parking stall per 3 dwelling units. 1 stall per unit must be within an enclosed garage or parking structure. 7. Multiple unit structures shall have garages incorporated into the primary structure with a minimum of thirty (30) percent of the lower level gross floor area utilized as garage areas; additional garages may be detached from the principle structure. An external concrete parking structure attached to the principle structure may be allowed in lieu of the thirty (30) percent garage requirement. 8. Development plans shall include a landscaping plan for the front yards, which shall be installed by the developer. For projects with more than ten (10) units, the landscaping plan shall include at least one (1) tree for every two (2) dwelling units, half of which shall be coniferous evergreen trees and one shrub of five (5) gallon size for each two (2) dwelling
Note: This list of corrections and deficiencies should not be considered as an all-inclusive or final list. The items listed need to be corrected and resolved and a new set of information submitted for review by the DRC. Further corrections and deficiencies may still be noted as the DRC further reviews the resubmitted information. 1 of 2
Lehi City Development Review Committee
March 8, 2017
units. The coniferous trees shall be at least six (6) feet in height and the deciduous trees shall be at least two (2) inches in caliper. 9. Each multi family dwelling project shall provide fencing along interior property lines where incompatible or less intensive uses exist. The required fencing must be a six (6) foot sight obscuring fence. Fences over four (4) feet tall or sight obscuring fencing shall not be located between the buildings and the street. Where there is fencing located along the street, openings in the fence shall be required to allow sidewalk access from each building to the public sidewalk. 10. Need to provide pedestrian connections from the buildings to 3200 North. 11. Provide a front elevation of the multi-family buildings. 12. The commercial building will need to be shifted to the east so that future widening of 1200 West can be accommodated. 13. 1050 West needs to connect to the project. 14. Recommend eliminating the center access from 3200 North and place the common area/open space between the two multi-family buildings. Gary – Building/Inspections: No comments Mike – Public Works: No comments Ross – Engineering: 15. 1200 West is master planned 80’ ROW and will need to be widened. 16. Onsite detention will be required. 17. A traffic impact study will be required at the time of site plan that addresses the commercial and residential uses. 18. Provide fire-flow demand rates for the fire sprinkler lines. Jed – Parks: No comments DRC GENERAL COMMENTS: 1. If this moves past concept it will require a soils report. 2. Any variations from the current parking requirements would require justification. 3. The change in density may require utility upsizing to meet the additional demand. THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION MARCH 23, 2017
Note: This list of corrections and deficiencies should not be considered as an all-inclusive or final list. The items listed need to be corrected and resolved and a new set of information submitted for review by the DRC. Further corrections and deficiencies may still be noted as the DRC further reviews the resubmitted information. 2 of 2
Meeting Date: March 23, 2017
Avalon Senior Housing Concept Planning Commission Report Applicant: Requested Action/Purpose: Location: Project Area: Existing Zoning: Existing General Plan Land Use Designation Adjacent Zoning and Land Use:
Date of Last DRC Review: Assigned Planner: Planning Commission: City Council:
Jeff Southard Review and recommendation of a proposed concept plan 1200 West and 3200 North 4.38 acres Commercial Commercial North: R-1-10 Single family residential South: Commercial/R-1-15 Single family residential East: RA-1 Single family residential West: R-2 Single family residential March 8, 2017 Mike West Required Action Review and recommendation Final Approval
APPLICABLE DEVELOPMENT CODE REGULATIONS Section 11.010. Concept Plan – Applicability: The Concept Plan gives the applicant, staff, Planning Commission and City Council an opportunity to discuss the project in the conceptual stage. The applicant can use the Concept Plan meeting to receive direction on project layout as well as discuss the procedure for approval, the specifications and requirements that may be required for layout of streets, drainage, water, sewerage, fire protection, and similar matters prior to the preparation of a more detailed preliminary subdivision plat. HISTORY Oct 27, 2006: Dec 7, 2006:
The Olson’s Garden Shoppe annexation was recorded and included the subject property. This annexation assigned Commercial and TH-5 zoning to the property. The Olsen Garden Shoppe site plan was approved for the existing garden center. Since this time, the business has changed to the Bellaview Landscape and Garden Center.
ANALYSIS The applicant requests approval of a concept plan for the proposed Avalon Senior Housing project located at 3200 North and 1200 West. The concept plan shows two apartment buildings and a retail pad on the corner. The two apartment buildings are proposed to be age restricted and would be similar to an assisted living facility; however, the proposed project would be classified as age restricted apartments. Assisted living facilities differentiate from apartments because they include a common dining area, common living room space, nursing care, and smaller studio units. Assisted living facilities are allowed as a permitted use within the Commercial zone whereas apartments are not. The applicant is proposing this concept plan for age restricted apartments with the intent to propose a senior housing facility overlay zone. A similar overlay zone has been adopted in Lindon and specifies that the allowed uses within the zone are any use within the base zone district and would allow senior housing facilities as a conditional use. The zone includes specific requirements that would reduce the impact such as restricting the age of renters to 55 and older and limiting the acreage a project can be within the zone. Lindon’s overlay zone would serve as an example of what an overlay zone in Lehi could entail. If the concept plan was approved, it would indicate to the applicant the Planning Commission is receptive to the idea of a senior housing overlay zone. Planning staff is open to the idea of a senior housing overlay zone as it would provide the opportunity for additional life-cycle housing to meet Lehi’s current and future housing needs. The proposed concept includes 90 total apartment units within two-4 story buildings. The buildings are shown oriented to 3200 North with no parking located between the buildings and the street. Sidewalks are shown to building entrances facing the street and interconnecting between the streets, apartment buildings, common area, and the commercial pad. There is a pavilion shown located between the two apartment buildings that would be a central gathering point. A dog park and garden boxes are
also shown within the open space. The buildings include amenities such as an exercise room, game room, living room with a kitchenette, a theater room, and storage lockers. The multi-family amenities requirement must be met and could be substituted for the proposed amenities if the total value is equivalent. A complete landscaping plan will be required if the project goes to site plan and would need to identify the total percentage of landscaped area. The buffering and screening requirements would have to be met to reduce any potential impacts to the adjacent single family homes. The concept shows 212 proposed parking stalls which exceeds the 184 for the proposed use. The plan shows 90 covered parking stalls, however, the Development Code requires that one stall for each unit must be located in a fully enclosed garage. The DRC commented that multiple unit structures shall have garages incorporated in to the primary structure with a minimum 30 percent of the lower level gross floor area utilized as garage areas; additional garages may be detached from the principle structure. The proposed building elevations show pop-outs, roof line variations, chimneys, covered entryways, and changes in building materials for architectural variations. The proposed exterior building materials include stone, brick, and stucco. The stucco would only be allowed up to 49 percent of the total wall surface area for each façade. The DRC made the following comments: The current use does not comply with the existing General Plan/zoning; the proposed apartment residential use would require both a General Plan amendment and zone change. Additional water dedication would be required due to the increased demand in water service. For projects with more than 10 units, the landscaping plan shall include at least one tree for every two dwelling units, half of which must be coniferous, and one 5-gallon shrub for every two dwelling units. Multi-family projects shall provide fencing (6-foot sight obscuring) along interior property lines where incompatible or less intensive uses exist. DRC comments 10-14 have been addressed with an updated site layout included in the Planning Commission packet. RECOMMENDATION The Planning Division staff recommends a POSITIVE recommendation to the City Council for the proposed Avalon Senior Housing concept only if the Planning Commission and City Council are open to the idea of creating a senior housing overlay zone. This recommendation would also include the DRC comments from March 8, 2017. This recommendation is based on the following findings: 1. 2. 3.
The proposed concept would provide additional life cycle housing to meet the growing need of our population. The proposed concept is contingent on the adoption of a senior housing overlay zone. The proposed concept conforms to the goals and policies of the General Plan. 4. The proposed concept does not affect the health, safety, welfare, and morals of the City. 5. Other findings based upon information presented at the public hearing. The Planning Commission may recommend approval, approval with conditions, or denial of the concept plan. Please remember to include findings as a part of the motion. The Planning Commission may also advise the applicant of specific changes or additions, if any that would be required in the layout as a prerequisite to the approval of the site plan.
Lehi City Development Review Committee
March 8, 2017
Avalon Senior Housing Concept DRC Redline Comments Jeff Southard – Requests review of the Avalon Senior Housing concept, a 90 unit senior housing development located at approximately 3200 North 1200 West in a Commercial zone. DRC Members Present: Glade Kirkham, Kerry Evans, Greg Allred, Todd Munger, Kim Struthers, Gary Smith, Mike Howell, Ross Dinsdale, Jed Winters Representatives of the Applicant Present: Jeff Southard, Curtis Miner, and George Bori Jr. Date of Plans Reviewed: 3/2/17 Time Start: 1:10 PM Time End: 1:40 PM DRC REDLINE COMMENTS: Glade – Power: No comments Kerry – Fire: No comments Greg – Water/Sewer: No comments Todd – Public Works: No comments Kim – Planning: 1. The proposed project does not comply with the existing general plan/zoning. The proposed apartment residential use would require both a General Plan amendment and a zone change. 2. Additional water dedication would be required due to increased demand for water service. The amount of additional water due would need to be evaluated if the proposed project were to move forward, and would be due as a condition of recording of the Zone Change and prior to submission of a site plan. 3. The site must meet the City’s high density requirements for amenities. Based on 90 units, the size would require 6 picnic areas, 2 playgrounds, 1 sports court and a clubhouse of not less than 750 square feet. Due to the senior demographic, these amenities could be substituted with amenities geared more toward a senior resident, but would need to be equal or greater in overall value. The applicant would need to provide an analysis showing how the proposed amenities compare with the City’s required minimum amenities in terms of value. 4. All buildings (commercial and multifamily residential) will need to meet the architectural requirements found in Chapter 37 of the Lehi City Development Code. The Code requires that all 4 sides of commercial and multi-family residential buildings be designed with architectural wall variations spaced at intervals of thirty (30) feet in linear width. The following architectural features shall be incorporated into the design of each façade of the building: a. Change in building materials; b. Building projections measuring at least eighteen (18) inches to three (3) feet in depth based on the scale of the proposed building; c. Roof line variations measuring at least three (3) feet in height; and d. Awnings and lighting, or another architectural variation approved on a case-by-case basis that creates visual interest. 5. The exterior building materials on all buildings must meet the architectural requirements as well. At least 51% of each side of all buildings must be hard surface (rock, brick, Hardie board, etc.). Stucco may be used, but as an accent material only. Exclude windows and doors from the calculation. 6. Each 1 bedroom unit requires 1 stall per dwelling unit + 1 guest parking stall per 3 dwelling units. 1 stall per unit to be within a fully enclosed garage or parking structure. Each 2 bedroom unit requires 2 stalls per dwelling unit (not in tandem configuration) + 1 guest parking stall per 3 dwelling units. 1 stall per unit must be within an enclosed garage or parking structure. 7. Multiple unit structures shall have garages incorporated into the primary structure with a minimum of thirty (30) percent of the lower level gross floor area utilized as garage areas; additional garages may be detached from the principle structure. An external concrete parking structure attached to the principle structure may be allowed in lieu of the thirty (30) percent garage requirement. 8. Development plans shall include a landscaping plan for the front yards, which shall be installed by the developer. For projects with more than ten (10) units, the landscaping plan shall include at least one (1) tree for every two (2) dwelling units, half of which shall be coniferous evergreen trees and one shrub of five (5) gallon size for each two (2) dwelling
Note: This list of corrections and deficiencies should not be considered as an all-inclusive or final list. The items listed need to be corrected and resolved and a new set of information submitted for review by the DRC. Further corrections and deficiencies may still be noted as the DRC further reviews the resubmitted information. 1 of 2
Lehi City Development Review Committee
March 8, 2017
units. The coniferous trees shall be at least six (6) feet in height and the deciduous trees shall be at least two (2) inches in caliper. 9. Each multi family dwelling project shall provide fencing along interior property lines where incompatible or less intensive uses exist. The required fencing must be a six (6) foot sight obscuring fence. Fences over four (4) feet tall or sight obscuring fencing shall not be located between the buildings and the street. Where there is fencing located along the street, openings in the fence shall be required to allow sidewalk access from each building to the public sidewalk. 10. Need to provide pedestrian connections from the buildings to 3200 North. 11. Provide a front elevation of the multi-family buildings. 12. The commercial building will need to be shifted to the east so that future widening of 1200 West can be accommodated. 13. 1050 West needs to connect to the project. 14. Recommend eliminating the center access from 3200 North and place the common area/open space between the two multi-family buildings. Gary – Building/Inspections: No comments Mike – Public Works: No comments Ross – Engineering: 15. 1200 West is master planned 80’ ROW and will need to be widened. 16. Onsite detention will be required. 17. A traffic impact study will be required at the time of site plan that addresses the commercial and residential uses. 18. Provide fire-flow demand rates for the fire sprinkler lines. Jed – Parks: No comments DRC GENERAL COMMENTS: 1. If this moves past concept it will require a soils report. 2. Any variations from the current parking requirements would require justification. 3. The change in density may require utility upsizing to meet the additional demand. THIS ITEM WILL BE SCHEDULED FOR PLANNING COMMISSION MARCH 23, 2017
Note: This list of corrections and deficiencies should not be considered as an all-inclusive or final list. The items listed need to be corrected and resolved and a new set of information submitted for review by the DRC. Further corrections and deficiencies may still be noted as the DRC further reviews the resubmitted information. 2 of 2
