11/14/2018 Minutes - Laserfiche WebLink

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determined that there is no significant adverse impact on the abutting properties. The underlying B-2 district has a minimum side building setback of 10 feet and a rear yard setback of 20 feet. With that in mind, the following deviations are proposed and recommended for reduction: • Independent living facility requires a side setback of 35 feet or 1.5 times the height of the structure, whichever is greater. Because that portion of the facility is three stories, required side setbacks calculate to 67.5 feet. The actual east building setback is 59.7 feet and west building setbaclc is 54.2 feet. Both are well above 35 feet, but fall short of the higher requirement by 7.8 feet and 13.3 feet respectively. • Cluster units require a minimum side building setback of 35 feet. The enclosed portion of the nine villas meet the setback. However the covered patios encroach into the side setback by 8 feet. If the patios were not covered, they would be compliant. • Parking and drives require a rear yard setback of 50 feet. The emergency access drive around the rear of the property is located 36 feet from the property line. NOFD has required this drive for circulation around the entire site. Options including green pavers were discussed; however, Fire had concerns about long term maintenance of green pavers and requires pavement to ensure accessibility. Landscaping and screening has been designed to provide interest along the frontage and screening along residential property lines. New 6-foot high vinyl fencing is proposed in those areas where there is no existing opaque residential fencing. Also, spruce, oaks and arborvitae are shown in the setback area to enhance the site and improve views. Irrigation is provided for plantings in the front setback area only. Chapter 1138 requires a certain amount of parking for each use on the site, which results in parking demand of 139 spaces. The applicant proposes to meet that requirement with a combination of covered parking, open parking and landbanked parking. Of the 139 total, 28 spaces will be landbanked and remain greenspace, which is preferable to having unused parking surface. The Planning and Design Commission may approve constructing fewer spaces than required for this reason. Lighting levels are compliant with zoning regulations. No light trespass is shown on neighboring residential property. Where lighting is closest to residential property, bollard lighting (3.5') or short pole lights (10') are proposed. The tallest pole lights (25') are limited to the front side of the three-story building and will not be visible from residential property. Signage consists of a single monument sign at the west entrance along with onsite directional signage. A separate sign package will be submitted at a later date. Lot consolidation is required and should be a condition of approval. Mr. DiFranco said the applicants have been addressing the engineer's comments. A grease trap for kitchen facilities and a sewage grinder are shown on the plans and the Army Corp of Engineers' requirements regarding wetlands will be met. The applicants are working to meet the stormwater code. Mr. DiFranco reviewed the code requirements. Peak runoff from storms needs to be measured and applicants are required to reduce the amount by 10%. They are also required to calculate the critical storm amount based on the amount of development; the more development means stricter requirements. Applicants are also required to compare the effects of new development to the virgin condition of the property, not the existing condition, which they are expected to meet. The site is located on a sand deposit so the peak runoff will be reduced and the deposit will reduce the volume of runoff leaving the site.