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HomeMy WebLinkAboutPlanning and Zoning Commission-Agenda Packets-10/24/2011City of Colleyville City Hall 100 Main Street Colleyville, Texas 76034 817. 503.1000 www. Colleyville. com [".1~1_.. i,j ~f 1' ~~r 1 ~ '~ ~~~~ ~~~ .. r~~~<~-, Meeting Agenda Monday, October 24, 2011 6:15 PM City Council Chambers Planning and Zoning Commission City of Colleyville ~~ ~ ~~ ~~~i~_~.e3 ~~ Meeting Agenda ~.>., Planning and Zoning Commission City Hall 100 Main Street Colleyville, Texas 76034 817. 503.1000 www.col leyville.com Monday, October 24, 2011 6:15 PM City Council Chambers LEGAL BRIEFING BY CITY ATTORNEY REGARDING PLANNING, ZONING, PLATTING, AND LAND USE REVIEW OF REGULAR AGENDA ITEMS AND DISCUSSION OF PREVIOUS MEETING MINUTES DISCUSSION OF ITEMS TO BE PLACED ON FUTURE AGENDAS AND UPDATES ON DEVELOPMENT TRENDS, PROGRESS AND CITY COUNCIL ACTIONS ON PAST AGENDA ITEMS EXECUTIVE SESSION - In accordance with Texas Government Code Chapter 551, Subchapter D, Section 551.071 -Legal -Consultation with attorney on legal issues raised by public hearing or action items on the agenda 7:00 P.M. -REGULAR MEETING 1. CALL TO ORDER 2. ROLL CALL 3. INVOCATION Commissioner Phelps 4. PLEDGE OF ALLEGIANCE 5. APPROVAL OF MINUTES October 10, 2011 6. SWEARING IN OF NEWLY APPOINTED MEMBERS David Dudziak, Place 5 Don Davis, Place 6 Larry Knox, Place 7 7. ELECTION OF OFFICERS Chairman Vice Chairman Recording Secretary City of Colleyville Page 1 Printed on 10/21/2011 Planning and Zoning Commission Meeting Agenda October 24, 2011 8. APPOINTMENTS TO THE PARKLAND DEDICATION COMMITTEE Current Committee Members Include: David Dudziak Ron Rotthaus 9. CITIZEN COMMENTS REGARDING ITEMS NOT ON THE AGENDA 10. PUBLIC HEARING AGENDA ITEMS 10a Approval of a request to rezone 0.8 acres from CN-Neighborhood Commercial to PUD-C-Planned Unit Development Commercial on Lot A1, Block 1, Highland Acres Addition located at 412 Timberline Drive North, Case ZC11-020 11. ADJOURNMENT I herecertify the~bove agenda was posted on the bulletin boards at City Hall on Frid ,October 21, 2011 by 5:00 p.m. Amy Shelley, Community Development Coordinator City of Colleyville Page 2 Printed on 10/21/2011 City of Colleyville City Hall 100 Main Street Colleyville, Texas 76034 817. 503.1000 www. Colleyville. com ~;` UY' u1 ~ .' ~ `~~ ,a, ~~~.,~~ Minutes -Draft Monday, October 10, 2011 6:15 PM City Council Chambers Planning and Zoning Commission City of Colleyville 100 Main Street ~~~~~~~ Colleyville, Texas 76034 -~ Minutes -Draft 817.503.1000 ~~ ~ www.colleyville.com Planning and Zoning Commission Monday, October 10, 2011 6:15 PM City Council Chambers LEGAL BRIEFING BY CITY ATTORNEY REGARDING PLANNING, ZONING, PLATTING, AND LAND USE REVIEW OF REGULAR AGENDA ITEMS AND DISCUSSION OF PREVIOUS MEETING MINUTES DISCUSSION OF ITEMS TO BE PLACED ON FUTURE AGENDAS AND UPDATES ON DEVELOPMENT TRENDS, PROGRESS AND CITY COUNCIL ACTIONS ON PAST AGENDA ITEMS EXECUTIVE SESSION - In accordance with Texas Government Code Chapter 551, Subchapter D, Section 551.071 -Legal -Consultation with attorney on legal issues raised by public hearing or action items on the agenda 7:00 P.M. -REGULAR MEETING 1. CALL TO ORDER The Planning and Zoning Commission meeting of the City of Colleyville was called to order by Chairman Byerly on October 10, 2011 at 7:10 p.m. 2. ROLL CALL Present: Commissioners Larry Knox, Dave Dudziak, David Wheelwright, Don Davis, Ron Rotthaus, David Phelps and Jeff Byerly Staff Present: Ron Ruthven, Marty Wieder, Rob McKeown and Amy Shelley 3. INVOCATION The invocation was given by Commissioner Davis. 4. PLEDGE OF ALLEGIANCE 5. APPROVAL OF MINUTES Commissioner Rotthaus moved to approve the September 26, 2011 meeting minutes with grammar corrections. Commissioner Phelps seconded. City of Colleyville Page 1 Printed on 10/12/2011 Planning and Zoning Commission Minutes -Draft October 10, 2011 The motion carried by the following vote: Aye: 7 - Knox, Dudziak, Wheelwright, Davis, Rotthaus, Phelps, Byerly 6. CITIZEN COMMENTS REGARDING ITEMS NOT ON THE AGENDA None 7. PUBLIC HEARING AGENDA ITEMS 7a Approval of a request for a Special Use Permit for a Package Store on Lot 4B, Block 1, of the Brown Trail-West Addition located at 4405 Colleyville Boulevard, Case ZC11-019 Ron Ruthven presented the case and briefed the Commissioners. Commissioner Byerly opened the public hearing at 7:13 p.m. Mark Assaad, an engineer with the engineering firm representing the applicant, 2204 Melanie Drive, came forward to present the case and brief the Commissioners. Commissioner Dudziak questioned Mr. Assaad regarding if the interior of the existing convenience store will be changed. Atef Henary, applicant and property owner replied some space is being added to the proposed package store from the Blimpie sandwich area. There being no one wishing to speak, the public hearing was closed at 7:16 p.m. Commissioner Phelps stated the previous application complied with the letter of the code and further stated that this application has further improvements. He stated being in support of this request. Commissioner Phelps moved to approve case ZC11-019. Commissioner Davis seconded. Commissioner Dudziak stated he wants staff to ensure that the measurements for the convenience store and package store are more concise. Commissioner Rotthaus stated he would like the parallel spaces along Colleyville Boulevard and Brown Trail not to exceed what is shown on the site plan submitted for this application. Commissioner Rotthaus questioned staff regarding if the landscaping will comply with the code before a certificate of occupancy is issued. Ron City of Colleyville Page 2 Printed on 10/1 Z/2011 Planning and Zoning Commission Minutes -Draft October 10, 2011 Ruthven replied yes, the landscaping will have to comply with the code before a certificate of occupancy can be issue. Commissioner Byerly stated having concerns with the circulation of traffic and the parking spaces along Colleyville Boulevard and Brown Trail. He further stated a shared parking agreement would help with the parking situation however the applicant has chosen not to get that agreement. He stated he could not support this request. Commissioner Knox questioned the Chairman regarding the motion. Commissioner Byerly stated the current motion is to approve case ZC11-019 by Commissioner Phelps and a second by Commissioner Davis with a friendly amendment by Commissioner Rotthaus to limit the parking to two spaces along Colleyville Boulevard and one space along Brown Trail. Both accepted the amendment. Commissioner Phelps questioned Mr. Assaad regarding the parking concerns. Mr. Assaad stated that the amendment to limit the parking along Colleyville Boulevard and Brown Trail will be consistent with the site plan provided. He further stated that with ingress and egress to the subject property, currently there is 29 feet of space between the parking spaces and typically in commercial parking, only 24 feet is required. Commissioner Wheelwright stated the previous submittal for parking was sufficient and further that the concerns with parking on the side has been addressed. He further stated he would support this request. The motion carried by the following vote: Aye: 5 -Knox, Wheelwright, Davis, Rotthaus, Phelps Nay: 2 - Dudziak, Byerly City of Colleyville Page 3 Printed on 10/12/2011 Planning and Zoning Commission Minutes -Draft October 10, 2011 8. ADJOURNMENT The meeting adjourned at 7:25 p.m. I hereby certify the above agenda was posted on the bulletin boards at City Hall on Friday, October 7, 2011 by 5:00 p.m. Amy Shelley, Community Development Coordinator City of Colleyville Page 4 Printed on 10/12/2011 ~, .y ~~1,' ~~~ City ~~ Co~~eyvi~~e 100M~tainStreet ~'~ Colleyville, Texas 76034 ,.,,,° Agenda Briefing 817.503.1000 www.colleyville.com File Number: Version: 1 Requester: File Type: Case Agenda Date: 10/24/2011 Agenda No.: 10a Status: Commission Public Hearings Controlling Body: Planning and Zoning Commission Final Action: File Name: Approval of a request to rezone 0.8 acres from CN-Neighborhood Commercial to PUD-C-Planned Unit Development Commercial on Lot A1, Block 1, Highland Acres Addition located at 412 Timberline Drive North, Case ZC11-020 Attachments: Location and Zoning Map Notification List Buffer Map Aerial Statement of Planning Objectives Development Review Committee Memo Applicant's Response to the Development Review Committee Memo Site Plan Building Elevations Floor Plan Independent Living Floor Plan Proposed Ordinance History of Legislative File Version: Date: Acting Body: Action Text: 1 10/24/2011 Planning and Zoning Commission Title Approval of a request to rezone 0.8 acres from CN-Neighborhood Commercial to PUD-C-Planned Unit Development Commercial on Lot A1, Block 1, Highland Acres Addition located at 412 Timberline Drive North, Case ZC11-020 Explanation David Keener submitted a request to change the zoning of 0.8 acres located at 412 Timberline Drive North from the CN-Neighborhood Commercial zoning district to the PUD-C-Planned Unit Development Commercial zoning district for an assisted living facility, owned and operated by the assisted living facility located at 5314 Bransford Road named Silver Ridge Assisted Living. Statement of Planning Objectives. Planning Objectives, which has been the subject property. The Statement proposed development and include development goals. A copy of the agenda briefing. The developer has provided a written Statement of used for drafting the proposed PUDC ordinance for of Planning Objectives describes the nature of the a development schedule and a statement of tatement of Planning Objectives is attached to this Proposed Facility. The proposed facility, to be called Silver Ridge Assisted Living, will be exclusively dedicated to providing high level patient care and security for live-in residents. The complex will be secured with advanced security systems similar to those existing in the 5314 Bransford Road location. City of Colleyville Page 1 Printed on 10/21/2011 Agenda eriefinc~ Continued The proposed facility will provide a total of 12 resident rooms, six of which will be private and six will have a maximum of two residents in the shared rooms. The proposed facility will provide space for a maximum of 18 residents. In addition to the assisted living building, the applicant is proposing four senior living cottages housed in a single independent living building. The purpose of this building is to provide a place for the spouses to live in close proximity of their significant other. The proposed facility will utilize the commercial kitchen facilities located at 5314 Bransford Road to prepare the food for the facility however the food will then be carted across the street to the serving area centrally located in the proposed building. Staff recommends that Timberline Drive North be striped for pedestrian crossing for this purpose. This provision has been added to the proposed ordinance. This facility will be licensed as a Type B Assisted Living Center by the Texas Department of Human Services as required by the Assisted Living Facility Licensing Act. Hours of Operation. The applicant states the facility will provide care on a 24/7 basis 365 days a year. However, the building will not be open to the general public; therefore, there are no posted standard hours of operation. Guests will be permitted to visit residents at their leisure. Site Plan. The proposed development will consist of a 7,012 square foot, single story building with associated cottage units for relatives or guardians of the residents. The cottage units will only be available to persons who have spouses at the facility or are legal guardians of a resident and will consist of 2,197 square feet. The exterior of the complex will be constructed of 100 percent masonry not counting the doors and windows. The property will be landscaped and will feature walkways, park benches, garden boxes, outdoor tables and chairs, and rocking chairs. Building Setback Waiver. The applicant is a requesting a waiver to the setback requirement along the west property line by proposing a 15 foot building setback adjacent to the residential property along the entire west side. The Land Development Code requires a 25 foot building setback for commercial properties located next to residential properties. This request has been added to the proposed ordinance. Parking Waiver. According to the site plan, the applicant is requesting a waiver by providing 20 parking spaces for this development. The minimum amount of parking required to be provided by the Land Development Code for this development is one (1) space per every living unit. Since the development is proposing 22 living units (including the cottages), 22 parking spaces are required; therefore, according to the parking requirements of the Land Development Code, 2 additional parking spaces are required. However, the applicant states that the patients of the assisted living facility will not be driving; therefore they feel that 20 parking spaces are sufficient for the staff, residents, and patients. This request has been added to the proposed ordinance. Lighting. Staff recommends that all lighting be directed away from residential areas with a minimum of 0.5 foot-candle illumination as measured at the property line. This provision City of Colleyville Page 2 Printed on 10/21/2011 Agenda Briefing Continued has been added to the proposed ordinance. Access and Driveway Spacing Waiver. The applicant is proposing two points of access to the property from Timberline Drive North approximately 75 feet apart. Chapter 14-Engineering Design Standards of the Land Development Code requires that commercial driveways be separated a minimum of 100 feet on local streets. This request has been added to the proposed ordinance. Open Space. The PUDC regulations require a minimum of 20% open space. According to the site plan, this development proposes an open space area equal to 29.6% of the total development, exceeding the PUDC development requirement by 9.6%. Amenities in the open space areas include walkways, park benches, small gardens and outdoor tables and chairs. Fencing and Screening. A minimum eight (8) foot masonry screening wall is required along the north and west property lines adjacent to residentially zoned property. The applicant wishes to utilize the existing eight (8) foot cedar wood fence which currently exists along the entire western property line adjacent to an existing residentially zoned property in order to meet the screening requirement. If the existing fence is damaged or is in disrepair, the applicant will be required to replace and maintain the fencing. This condition has been added to the proposed ordinance. Landscaping and Buffering. The applicant has not submitted a landscape plan, however acknowledges the fact that all landscaping must meet the requirements of Chapter 4 - Landscaping and Buffering of the Land Development Code. Landscaping and Buffering Waiver. The applicant is requesting a waiver to the 20 foot landscape buffer between the western property line and the existing residentially zoned property. The applicant is requesting a 15 foot buffer in order to be able to fit the proposed building on the subject property. In addition to the 15 foot waiver, the applicant also wishes to construct a portion of the required 24 foot fire up to the north and west property lines adjacent to residential property thereby encroaching completely on the 20 foot landscape buffer. These requests have been added to the proposed ordinance. Exterior Building Elevations. The applicant has submitted exterior building elevation plans for both the assisted living building and the independent living building. These exhibits are included within the proposed PUDC ordinance. Trails. According to the Colleyville Pathways Plan, a four (4) foot wide sidewalk is required along Timberline Drive North. The sidewalk will be required to be constructed upon the issuance of the building permit. Traffic Generation. The developer is not required to provide a Traffic Impact Analysis, since the development is not projected to generate in excess of 1,000 vehicle trips per day. The Institute of Transportation Engineers publication Trip Generation provides estimates of expected traffic generation based on land use. Data has been collected in the United States and Canada since the 1960's, primarily in suburban locations. Assisted living City of Colleyville Page 3 Printed on 10/21/2011 Agenda Briefing Continued facilities containing 22 units are expected to generate 57 trips per day. Signage. The applicant proposes to have one (1) small masonry cast stone type sign along with the address in the stone work on the front of the actual building not a monument sign as shown on the site plan. The applicant did not submit sign details regarding this wall sign therefore the proposed sign will be subject to Chapter 7-Sign Regulations of the Land Development Code. Master Plan. The Colleyville Master Plan designates this property for future residential uses. The subject property to be utilized as an assisted living facility does not comply with the plan as it is considered an institutional use. Surrounding Properties. The property to the north is zoned R20-Single Family Residential and is currently vacant. The property to the southeast is zoned PUDR-Planned Unit Development Residential and developed as a general office use. The property to the northeast is zoned CN-Neighborhood Commercial and is developed as a general office use. The property to the south is zoned PUD-C-Planned Unit Development Commercial and is developed as Silver Ridge Assisted Living. Public Notification. Staff notified 12 property owners within 200 feet of the subject property regarding this request. Notice was published in the Fort Worth Star-Telegram as required by state law and the Land Development Code. Staff has not received any correspondence regarding this request. Summary. Although the property is zoned CN-Neighborhood Commercial, the request does not conform to the Master Plan future land use recommendation of single family residential uses for the property. Assisted living centers can be considered institutional uses given their 24/7 health care mission and are similar in use to residential properties given their residents are permanently housed on the property. As the future land use map indicates, institutional uses are commonly located within close proximity to residential areas and, in some cases, nestled within neighborhoods. Given these factors, along with the fact that the property is currently zoned CN-Neighborhood Commercial, staff recommends approval of the use subject to denial of all setback, screening and buffering waivers requested by the applicant in order to keep impacts to adjacent residential properties to a minimum while also remaining consistent with the baseline requirements of the Land Development Code for screening and buffering. Recommendation Approval with denial of all waiver requests relating to screening, buffering and setbacks. Note: all waivers as requested above are currently listed in the proposed ordinance, of which all provisions are as follows: 1. general a. The purpose of this PUDC is for an assisted living facility. b. This facility shall be licensed as a Type B Assisted Living Center by the Texas Department of Human Services as required by the Assisted Living Facility Licensing City of Colleyville Page 4 Printed on 10/21/2011 Agenda Briefing Continued Act. c. This property is subject to all the regulations contained in the Land Development Code, except where amended by this Ordinance. 2. conceptual plan a. The development layout shall be generally consistent with Exhibit "C". 3. buildings and setbacks a. The maximum square footage of the assisted living space for this development shall be 7,012 square feet with a maximum of 18 residents. b. There shall be no more than four (4) cottages allowed for this development. The cottages shall not exceed one story in height. The cottages shall only be available to spouses of the residents of the assisted living facility allowed by this ordinance and shall not be rented for any reason nor shall they be sold unless they are sold in conjunction with the entire facility. The maximum square footage of the cottages shall be 2,197 square feet. The location of the cottages shall be consistent with Exhibit "C". c. All building elevations shall be consistent with the elevations shown on Exhibit "D". c. Exterior construction materials for all buildings shall be composed of a masonry material such stone, brick or stucco. d. The west side building setback, adjacent to residentially zoned property, shall be 15 feet. Otherwise, all building setbacks shall comply with minimum requirements of the Land Development Code. 4. open space a. This development shall provide a minimum of 29.6% common open space, as shown on Exhibit "C". All open space areas shall be landscaped and maintained by the property owner as shown on the attached Exhibit "E". 5. landscaping a. The landscape buffering along the west property line shall be a minimum of 15 feet wide except that the fire lane shall be allowed to encroach completely within both the north and west landscape buffer as depicted on Exhibit "C". b. Except where noted above, all other landscaping shall comply with Chapter 4 -Landscaping and Buffering in the Land Development Code. City of Colleyville Page 5 Printed on 10/21/2011 Agenda Briefing Continued 6. sidewalks a. The sidewalk along Timberline Drive North must be at least four (4) feet wide. The sidewalk must be installed when any new structures are built on the property. 7. parking a. This development shall be required to have a minimum of 20 parking spaces. 8. lighting a. All lighting shall be designed so that it has a minimal impact on the surrounding properties and directed away from adjacent residential properties. Illumination from light poles shall not exceed 0.5 foot-candles as measured from any portion of the property line. 9. fencing and screening a. A minimum eight (8) foot masonry fence shall be constructed along the north property line adjacent to residential property. b. The developer shall be required to maintain the existing eight (8) foot cedar fence along the west property line. In the event that the owner of said fence refuses maintenance or decides to remove the fence, the subject property owner must build a new screening fence that complies with all screening requirements of the Land Development Code. 10. signacte a. All signs shall meet the minimum requirements of the Chapter 7 -Sign Regulations of the Land Development Code. 11. Qeneral a. The driveway approaches located on Timberline Drive North shall be spaced a minimum of 75 feet apart. b. Prior to the issuance of the final certificate of occupancy, a crosswalk shall be marked across Timberline Drive North between the subject property and 5314 Bransford Road. Additionally, a pedestrian crossing sign shall be installed on both sides of the crosswalk. The specifications of the crosswalk and signage shall meet all City requirements and shall be inspected and approved by the Public Works Director before the certificate of occupancy is issued. The cost of the crosswalk and signage shall be paid by the developer. City of Colleyville Page 6 Printed on 10/21/2011 Location and Zoning Map 300 30 30~ 312 316 400 404 501 505 509 513 517 601 500 504 508 512 516 600 t 301 305 30J 501 503 505 509 511 513 515 607 5318 CN 4{}0 404 408 412_ R20 ~ c*~ PUDR`~' PUDC 5314 41 405 407 AG 5201 ~ ~~ 5201 Notification List OWNER NAME OWNER ADDRESS OWNER CITY OWNER STATE OWNER ZIP SITUS ADDRESS Colleyville, City Of 100 Main St Colleyville TX 76034 000313 Oak Valley Dr Winn, Dillard R 309 Oak Valley Dr Colleyville TX 76034 000309 Oak Valley Dr McGinnis, Joel E Etux J Elaine 501 Field St Colleyville TX 76034 000501 Field St Colleyville, City Of 100 Main St Colleyville TX 76034 005201 Bransford Rd Fitzgerald, Marilyn Etal 5318 Bransford Rd Colleyville TX 76034 005318 Bransford Rd Roberts, Shirley A 101 Timberline Dr N Colleyville TX 76034 000412 Timberline Dr N Valverde, Ricardo Etux Norma 408 Timberline Dr N Colleyville TX 76034 000408 Timberline Dr N McClure, Billy J Etux Janice J 404 Timberline Dr N Colleyville TX 76034 000404 Timberline Dr N Kiesling, Robert Etux Sandra 5316 Bransford Rd Colleyville TX 76034 005316 Bransford Rd Mdj Texas Realty Holding Llc PO Box 2260 Keller TX 76244 005314 Bransford Rd Hall, Denise Lynn 407 Timberline Dr N Colleyville TX 76034 000407 Timberline Dr N Teel, Van E 5603 Lone Cedar Dr Kingwood TX 77345 000405 Timberline Dr N David Keener, applicant 5314 Bransford Colleyville TX 76034 applicant Public hearing notices were mailed on Monday, October 10, 2011 by Amy Shelley Buffer Map Aerial Statement of Planning Objectives Silver Ridge Assisted living -Colleyville Summary of New Proposed Building Statement of Planed Objectives To construct a State of Texas Type B Assisted Living Memory Care Facility and four separate age restricted cottages very similar in look and feel to our existing facility located directly across the street. Our current facility is at capacity and would like to expand complementing our current facility and it operations. We would also like to add some additional parking to the site to avoid day parking on Timberline. Development Schedule Would like to start construction of facility as soon as obtaining required city approvals. Current lot has no tress, is flat and all utilities are in place, thus there is no site development work required. Proposed Ownership Ownership of this property would be MD1 Texas Realty Holdings, LLC. This is the same entity that owns our current facility. Utility Provisions Water, sewer, gas and electric are all in front of property it would be our intention to simply connect to existing available services. .. Economic Development Impact The estimated value of the property after completion of improvements would be ~ 1,000,000. The total number of new jobs created by the project would be ~ 16, with annual revenue of approximately $1,500,000. Traffic Impact Analysis Give the small size of the proposed property, minimal traffic (maximum of 4 residents that would drive) and proximity to Bransford Road, a traffic study is not warranted far this project. RECE9'~'':`~ SEP 1 2 7011 Per ............. CITY OF COLLEYVILLE COMMUNITY DEVELOPMENT DEPARTMENT DEVELOPMENT REVIEW COMMITTEE DATE September 28, 2011 TO DAVID KOENER FAx 817-886-2533 FROM Amy Shelley, Community Development Coordinator SUBJECT ZCI 1-020 CN to PUD-C Assisted Living Facility 412 Timberline Drive N. The Colleyville Development Review Committee (DRC) has reviewed your zoning request submitted to this office. The following comments are for your consideration. The Following Comments Require a Response from the Applicant: 1. Will there be care provided 24/7 on site? 2. Provide details regarding room/occupant ratio in table format. 3. Explain, in detail, the purpose of the independent living cottages. 4. Provide building elevations for all building facades, including the independent living building. 5. Per the requirements of Chapter 4 -Landscaping and Buffering of the Land Development Code, provide a landscape plan stamped by a Landscape Architect that complies with all Chapter 4 provisions. 6. Per the requirements of Chapter 4, Section 4.6.J of the Land Development Code, a 20-foot greenbelt of live green plant material of the evergreen variety must be installed along the entire rear and side property lines adjacent to residentially zoned properties. Currently, along the east property line, there is only a 15' buffer, is a waiver being requested? 7. Per Chapter 3 -Land Use and Section 3.26 Fences, Free Standing Walls, and Screening Materials - C.2.A of the Land Development Code, an 8-foot fence must be constructed between commercial and residential properties. Provide details regarding proposed screening. 100 Main Street - Colleyville, Texas 76034 - 81 7.503.1050 DEVELOPMENT REVIEW COMMITTEE ZC11-020 CN To PUDC (ASSISTED LIwNG FACILITY) 8. Will there be security systems in place for patient monitoring? Provide details regarding security for subject property. 9. How will this use impact emergency service? What are the average monthly emergency service calls? Provide details regarding emergency services. 10. Will all building exterior be constructed of masonry materials? Exterior walls are required to be a minimum of 75% masonry. Contact Bill Elliott, Building Official, at 817.503.1054, for more information. 11. The proposed facility will be required to comply with all State, County health and City building codes. Contact Bill Elliott, Building Official, at 817.503.1054, for more information. 12. MEP plans will be required at the time of submittal for building permits. An architect will need to perform a code analysis page/plan based on International Building Code and any Texas/State building code requirements. Contact Bill Elliott, Building Official, at 817.503.1054, for more information. 13. The proposed facility will be required engineered foundation plans. Contact Bill Elliott, Building Official, at 817.503.1054, for more information. 14. The site plan indicates one, v-shaped monument sign; provide details for the proposed signs. 15. Provide specific details of open space amenities (benches, trails, etc.) so that they may be incorporated into the proposed ordinance. 16. A detention area may be required for this site. Please contact Jeremy Hutt, City Engineer, at 817.503.1095 for more information. 17. Provide lighting details. (Illumination, poles, height etc.) 18. Provide parking space details and dimensions. 19. A striped cross walk for transporting food between the buildings has been suggested by the police department. Please contact Raymon Cannon at 817.503.1230 for more information. 20. A NFPA 13 fire suppression system and a NFPA 72 fire alarm system is required. All 2003 International Fire Codes will apply. Facility must comply with all state regulations and license requirements. Fire lanes and hydrants must be installed and accepted prior to construction above the foundation. A backflow preventer is required to be installed within 10' of the City supply line for the fire suppression system. Contact Rob McKeown, Fire Marshal, at 817.581.4591 for more information. PAGE 2 OF 4 DEVELOPMENT REVIEW COMMITTEE ZC11-020 CN ro PUDC (ASSISTED LIVING FACILITY) In Your Response Letter, Acknowledge the Following Information: UTILITY INFORMATION. There is a 6" water main on Timberline Drive North and a 6" water main on the east and north property lines. Sewer is on the south side of Timberline Drive North. Please contact Don Baker, Utility Supervisor, at 817.540.0609 for more information. IMPACT FEES. Water, sewer and roadway impact fees are due at the time a building permit is issued for a new structure on a newly platted lot. The fees listed below are intended to provide general information on the fees that could be assessed for this project. The actual fee paid may be different depending upon the specific plans for construction or other arrangements provided for by aCity-Developer Agreement. ROADWAY Fees will vary depending on use. Details are available in Chapter 13 of the Land Development Code. WATER Fees may vary. Actual fee depends on water meter size and/or if a new meter is installed. SEWER Fees may vary. Actual fee depends on water meter size and/or if a new meter is installed. TREE SURVEY. As required by Chapter 5 of the Land Development Code, approval of a tree survey and mitigation plan shall be required prior to the issuance of a Notice to Proceed letter from the Engineering Department. The survey and mitigation plan shall be drawn and submitted according to the requirements of Chapter 5 of the Land Development Code. TREE PRESERVATION. Trees not located under the pad site must be preserved during construction. Before construction begins on the site, protective fencing must be installed around all preserved trees located outside the right-of--way. The fencing must be located at the drip line of the preserved trees. The protective fencing may be comprised of orange vinyl construction fencing, chain link fence, erosion control fencing, or other similar fencing. The fencing must remain in place during the entire construction period. SIDEWALKS. According to the Colleyville Pathways Plan, a sidewalk is required on Timberline Drive North. The sidewalk must be a minimum of four (4) feet in width and installed prior to the acceptance of public improvements for this development. Please sign the Record of Acknowledgement provided below and submit it with the following to our office: ^ A written letter stating that each comment has been addressed or stating reasons why the requirement should be modified or waived; ^ 10 full size copies of the any exhibits; ^ 1 reduced copy (8.5x11) of the exhibit. The above requested items must be submitted in order for any public hearings to be scheduled no later than noon on Friday, October 14~h, 2011. This item will not be scheduled for the Planning & Zoning Commission meeting until all items are submitted and/or addressed. Please contact me at ashelley~,colleyville.com or 817.503.1051 if you have any questions. PAGE 3 OF 4 DEVELOPMENT REVIEW COMMITTEE ZC11-020 CN To PUDC (ASSISTED LMNG FACILITY) 12ecoz•ci of Ackno1tirlecgemei~t 11rnt=e re~tcl the Det•~etaprrrerrt Ret>ieti~ Carrrrrrittee rrrerna in its errtir•en° rrrrsi•~rd~l~ aelt~rau~lerd~e afl eonrmerrts tiaat r°rcrt>e beery preserrtec,~ ,~aer,eiir, I txlsa rcrrc~'erstarru` drat i,+' ra~u• irrfarrncrtian becarrres m~aTtxZrle ar- tire regxrest is rit~r•ecY ,{rarer is+lrCrt ttias or-i~ir:n: ~} sr; ~rrrilted to the Carrrrna~rritt` Det••er~o~.r>rrear:t De~rrrr•trrrerrt; rare rase rrrrrt Ue srcb,~ert to ,fi'r;a•rirer- ret•iety° nrrrr' trcr~tiarrrrl rec~rtzrerrrc~r:ts rrat iracirxeec~`~~.*hi;; r,'ris rrrcrna. Frixxted Nasue Sigriatteae ~~~ PAGE 4 OF 4 Applicant's Response to the Development Review Committee Memo Silver Ridge Assisted Living, LLC 5314 Bransford Rd. Colleyville, Texas 76034 Phone 817-514-3826 Faz 817-886-2533 Subject: ZC11-020 CN to PUD-C 412 Timberline Drive N. October 10, 2Q11 Ms. Amy Shelley, Community Development Coordinator In response to your letter dated September 28, 2011 containing DRC comments on the above referenced zoning request, please find our detailed response by comment listed below: Comment 1) Yes, there will be 24 hour 7 days a week staff on site to meet the needs of our residents. This will be a type "B" State of Texas Licensed facility, just like the existing Silver Ridge facility located across the street. State regulations require adequate staff be on site on a 24/7 basis. Comment 2) We are not exactly sure of the question or the information requested. That being said, as noted on the plans submitted we plan on having a total of 12 resident rooms, 6 of which as noted on plans would be private and 6 would be shared with a maximum of 2 residents in shared rooms, for a total of 18 residents in the proposed AL building. Comment 3) The purpose of the 4 senior living cottages is to fill a need that we currently have in our current facility that would be even greater with the addition of the current proposed AL facility. That need is to provide a safe quality place for spouses that are faced with having to put their significant other in assisted living or memory care but do not need such level of care themselves. In most cases the spouse that does not need AL is elderly, does not like to drive far or at all and wants to be able to visit the member of the couple that is in AL frequently. The ability to be able to walk to see them and eat one or more meals a day with them is a very big deal for them and something that is completely void in Colleyville at the time. Comment 4) Please see the attached Exhibit A which contains elevations for all proposed structures. RECEIVED OCT 1 1 2011 Per ............. Comment 5) We are well aware of the requirement to submit a landscape plan stamped by a licensed Landscape Architect. Olicon Design will include such plan with the detailed building plans as part of their building plans submittal. Comment 6) Yes, a waiver to 15 feet from 20 feet buffer along the east side of the property is being requested so that the AL building can fit on the site. Comment 7) As noted on the site plan submitted, an 8 foot cedar fence is already in existence along the eastern property line. It is our understanding that this is the only residential property that abuts the site. Comment 8) Yes, each resident room, and all restrooms used by residents will be equipped with a computer based nurse call system just as is the case in our current facility. Such system pages care staff when the call system is activated by a resident providing them the exact location of the alarm. The system also provides a detailed report on call history and actual and average staff response time to alarms. The facility will also be a secure memory caze facility (like the rear portion of our current facility) that prevents unauthorized entrance or exit from the facility. We anticipate using the same Honeywell access control system that we currently use as it has proven to be very reliable and good solution for our needs. CCTV will also be used to monitor activity both inside and outside the facility, just like in our current facility. Comment 9) Our expectation would be that emergency service would not be significantly impacted by the proposed new facility. While we do not track EMS calls to our facility. Every effort is taken to ensure that non-critical emergency transport is done by other means when possible and in accordance to the residents and families requests and needs. As Rob McKeown commented in our last meeting, calls to the current facility are not high and the fire department has details records of all calls made to our address. If this is an area that staff feels needs to additional focus, I would suggest getting the exact call records to our current facility for the past 6 months from the Colleyville Fire Department. When reviewing such records, please keep in mind that calls to our existing facility should be reduced by 40% (18 proposed residents / 30 current residents) if one was to estimate expected future calls to the proposed new facility, based on actual calls to our current facility,. Comment 10) The exterior construction will be 100% masonry not counting windows and doors. Comment 11) Understood and given! Comment 12) Olicon will prepare MEP's and all required documentation to meet all applicable codes and standazds. Comment 13) Olicon will prepare an engineered foundation plan. Comment 14) It is our current intention to provide a small masonry cast stone type sign along with address in the stone work on the front of the actual building not a monument sign as shown. Comment 15) The courtyard and open space shall have a concrete path as noted on site plan. An outdoor table with a minimum of 6 chairs under the covered porch, a minimum of 2 above ground garden planter boxes exactly like the ones at our current facility, 6 rocking chairs exactly like the ones at our current facility and 2 benches. Comment 16) Per our review of applicable requirements and prior experience no onsite detention is required or practicable. The entire site is less than 1 acre and is on an approved platted lot in an existing development. Comment 17) All exterior lighting will be located on the proposed structure and fully detailed on the electrical plan to be submitted for permit. No pole lighting shall be used in the parking or any other area of the proposed facility. Comment 18) As noted on the site plan, 17 standard sized parking spots and 3 ADA approved sized handicap parking spaces, for a total of 20 are provide for the facility. Comment 19) We agree that a cross walk across Timberline would be nice (despite limited staff crossing from facility to facility and low traffic on Timberline) and will be happy to pay for the cost to paint and signage. Comment 20) We agree and understand that an NFPA 13 fire system shall be installed in the licensed assisted living facility . No fire system however shall be installed in the IL cottages. It was our understanding that we could request and herby request a waiver for the requirement to construct a full vault within 10' of city water supply. As discussed, it was our understanding that the City Engineer could allow for such back flow device to be either located on the riser on in other more practical and cost effective environment more suited for a building of this size. Very truly yours, ~~ Da d Keener, CPA, Broker Owner, Silver Ridge Assisted Living CC- John Rickard - Olicon Design Keith -Silver Ridge Assisted Living Attachments: A -elevations of all sides for all proposed structures (plus 10 11 x 17 copies) B - DRC comment letter dated September 28, 2011 P r~~r~ m~f l~ oucon oESicn se3e aaim~n a., sna a voice: s12/107/a77D Metfn, Tess 7E731 hr: !12 /10719 7 76 ® ® ._ n Proposed IL North Elevation , svu:,,r.,•.~ _ W. 2 Pro sed IL West Elevation soie: fer. ro~ octeeer a. ]n+l DEVELOPMENT REVIEW COMMITTEE ZC11-020 CN ro PUDC (AssisrEO LnnNG FACiunr) Record tii AcknoYVl+edgement I ha,mr read the I~avelapment Revie„• Carnmitteae memo in its errtiraoty and frilly acb~owledge all comments that have Beer: presented herein. l also understand that ~f rtew irrformatian becomes available or the request is altered from x~bat was arsginally submitted to t#te Community Development Depar~nvrent. the case may be subject to furdrer review and additional reouiraman-x not included within Ibis memo. 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C ~~ u ~~ s N r ^A r~ u' Y 'x° W .° `` O C m u O ~ $~ U ~Y J ~~ O ~< P u ~~ ~ N N N V1 V `N W ' Cm b a~ ~. s~ J ~~ b _0 A ^~ W w 0 z J '~ Gi N a 0 a r b .~ Y 0 a W a~ 3 ~_ N 0 a 0 a+ NJ o ~~ ~~ !i°o I ~~~ }} ^ ~~' III I J I I I ~~ I e, I ~~ I ~~ i >~ i ~~ I ~ II _;~ ~~ Q~ w ~s ?~o ~~~ ~ d , m ~ A- 9- q q Q ~ ~ ~ ^ ^ ~ ~~ ~~ ° ° `~~ ~ - ~ ~~ ® ~~ I I W~ ^ ~ I ~ ~~ ~ ~ I '~ I e ~~ ~ ,a I I o ~ ~ ~ ~ ~~ ~~ I ~~ ~ I ~~~ '~ I ~ I ~ ~~ I ~ ~ r ~~ Q~~~ I ~- o ~ ~~ I _ ~J ~ a r- ~ ~ I ^ a~ I ~ 9 ~~ I ~~ I ~ ~ o~ I I m 00 P C ~" I I ° V ~° ~ N N ~ ~ 11~ A ~ B LL~-a, ~ I 0' k== O q q '(y~ ~ ~N (~ __T_' ~__ ~_____ ~p Cm O V1 r y ~ 9 u ~~ ~ ~ C X °~~ O y J m~ ~~ 0 O ~a ., 0 N n O E v n v N 11 a v L iO O O LL N L •~ lV t Q N o a 0 a o ~^°~ ~:x Inde endent Livin Floor Plan s N n O ~~ a E v n d n ~ ~ A L ~ 0 LL ~_ •M~ f V W J o ~~.. _ _ .... m O a O N L a a ~~'; 9 9 \ ~ O q ~~~ ~R ^ \ / W I I ~Q J ~ ,, = ~'?' ^ m I L -- - ------~ I ^ ~ ~Q ~ ~^ I ~ ~ ~ I c~ f 9 - W~~ ~~ ~~ ~ ~ ~ i ,~a J~~ ~ I ~~ j ~ ~ ~ ®i~ ~® ~ ` I ~~ m i o I ~--- ~ ~~~ ~~ ---~ C ~~ m P V V u p~~ ~ N N ~ 11'1 U ~ W~ O Cv O N r W ~ U ~~ ~ O y J ~~ m~ ~a O ~~ J 1 ORDINANCE 0-11-xxxx AN ORDINANCE AMENDING THE ZONING ORDINANCE OF THE CITY OF COLLEYVILLE, TEXAS, BY AMENDING THE OFFICIAL ZONING MAP AND CHANGING THE ZONING OF LOT A1, BLOCK 1 OF THE HIGHLAND ACRES ADDITION FROM THE CN-NEIGHBORHOOD COMMERCIAL ZONING DISTRICT TO THE PUD-C-PLANNED UNIT DEVELOPMENT COMMERCIAL ZONING DISTRICT; PROVIDING A SAVINGS CLAUSE; PROVIDING FOR INJUNCTIVE RELIEF; PROVIDING A SEVERABILITY CLAUSE; PROVIDING A PENALTY OF FINE NOT TO EXCEED THE SUM OF TWO THOUSAND DOLLARS ($2,000.00) FOR EACH OFFENSE; AND PROVIDING AN EFFECTIVE DATE WHEREAS, the City of Colleyville has received an application for a rezoning under Case No. ZC11-020; and WHEREAS, the City of Colleyville deems it necessary, for the purpose of promoting the health, safety, morals, or general welfare of the City to enact a new zoning ordinance; and WHEREAS, the City Council has appointed a Planning and Zoning Commission to recommend the boundaries of the various original zoning districts and appropriate regulations be enforced therein and to recommend a new zoning ordinance; and WHEREAS, the Planning and Zoning Commission has divided the City into districts and has prepared regulations pertaining to such districts in accordance with a comprehensive plan designed to lessen congestion in the streets; to secure safety from fire, panic, and other dangers; to promote health, general welfare; to provide adequate light and air; to prevent the overcrowding of land; to avoid undue concentration of population; to facilitate the adequate provision of transportation, water, sewerage, schools, parks and other public requirements; and WHEREAS, the Planning and Zoning Commission, has given reasonable consideration, among other things, to the character of the districts and their peculiar suitability for particular uses, with a view to conserving the value of buildings and encouraging the most appropriate use of land throughout the City; and WHEREAS, the Planning and Zoning Commission of the City of Colleyville and the City of Colleyville City Council, in compliance with the Charter of the City of Colleyville, and State Law with reference to changes to zoning classifications under the Zoning Ordinance Regulations and Zoning Map, having given the requisite notices by publication and otherwise, and after holding due hearings and affording a full and fair hearing to all the property owners generally, and to the persons interested and situated in the affected area and in the vicinity thereof, the governing body of the City of Colleyville is of the opinion that said change in zoning should be made. Ordinance 0-11-XXXX Page 2 of 5 NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF COLLEYVILLE, TEXAS: Sec. 1. THAT all the foregoing premises and findings are found to be true and correct and are incorporated into the body of this ordinance as if copied in their entirety. Sec. 2. THAT the Comprehensive Zoning Ordinance of the City of Colleyville, Texas, be, and the same is hereby amended by changing the zoning on Lot A1, Block 1 of the Highland Acres Addition from the CN-Neighborhood Commercial zoning district to the PUD-C-Planned Unit Development Commercial zoning district, as depicted in the attached Exhibit "A" and as described in Exhibit "B". Sec. 3. THAT the Official Zoning Map of the City of Colleyville be amended to incorporate the zoning change approved herein. Sec. 4. THAT the above described tract of land shall be subject to the following conditions: 1. GENERAL a. The purpose of this PUDC is for an assisted living facility. b. This facility shall be licensed as a Type B Assisted Living Center by the Texas Department of Human Services as required by the Assisted Living Facility Licensing Act. c. This property is subject to all the regulations contained in the Land Development Code, except where amended by this Ordinance. 2. CONCEPTUAL PLAN a. The development layout shall be generally consistent with Exhibit «C„ 3. BUILDINGS AND SETBACKS a. The maximum square footage of the assisted living space for this development shall be 7,012 square feet with a maximum of 18 residents. b. There shall be no more than four (4) cottages allowed for this development. The cottages shall not exceed one story in height. The cottages shall only be available to spouses of the residents of the assisted living facility allowed by this ordinance and shall not be Ordinance 0-11-XXXX Page 3 of 5 rented for any reason nor shall they be sold unless they are sold in conjunction with the entire facility. The maximum square footage of the cottages shall be 2,197 square feet. The location of the cottages shall be consistent with Exhibit "C". c. All building elevations shall be consistent with the elevations shown on Exhibit "D". c. Exterior construction materials for all buildings shall be composed of a masonry material such stone, brick or stucco. d. The west side building setback, adjacent to residentially zoned property, shall be 15 feet. Otherwise, all building setbacks shall comply with minimum requirements of the Land Development Code. 4. OPEN SPACE a. This development shall provide a minimum of 29.6% common open space, as shown on Exhibit "C". All open space areas shall be landscaped and maintained by the property owner as shown on the attached Exhibit "E". 5. LANDSCAPING a. The landscape buffering along the west property line shall be a minimum of 15 feet wide except that the fire lane shall be allowed to encroach completely within both the north and west landscape buffer as depicted on Exhibit "C". b. Except where noted above, all other landscaping shall comply with Chapter 4-Landscaping and Buffering in the Land Development Code. 6. SIDEWALKS a. The sidewalk along Timberline Drive North must be at least four (4) feet wide. The sidewalk must be installed when any new structures are built on the property. 7. PARKING a. This development shall be required to have a minimum of 20 parking spaces. Ordinance 0-11-XXXX Page 4 of 5 $. LIGHTING a. All lighting shall be designed so that it has a minimal impact on the surrounding properties and directed away from adjacent residential properties. Illumination from light poles shall not exceed 0.5 foot- candles as measured from any portion of the property line. 9. FENCING AND SCREENING a. A minimum eight (8) foot masonry fence shall be constructed along the north property line adjacent to residential property. b. The developer shall be required to maintain the existing eight (8) foot cedar fence along the west property line. In the event that the owner of said fence refuses maintenance or decides to remove the fence, the subject property owner must build a new screening fence that complies with all screening requirements of the Land Development Code. 10_ SIGNAGE a. All signs shall meet the minimum requirements of the Chapter 7 - Sign Regulations of the Land Development Code. 11. GENERAL a. The driveway approaches located on Timberline Drive North shall be spaced a minimum of 75 feet apart. b. Prior to the issuance of the final certificate of occupancy, a crosswalk shall be marked across Timberline Drive North between the subject property and 5314 Bransford Road. Additionally, a pedestrian crossing sign shall be installed on both sides of the crosswalk. The specifications of the crosswalk and signage shall meet all City requirements and shall be inspected and approved by the Public Works Director before the certificate of occupancy is issued. The cost of the crosswalk and signage shall be paid by the developer. Sec. 5. THAT the above described tract of land shall be used only in the manner and for the purposes provided by the Comprehensive Zoning Ordinance of the City of Colleyville as heretofore amended, and as amended herein. Sec. 6. THAT any person, firm or corporation violating any of the provisions or terms of this ordinance shall be subject to the same penalty as provided for in the Comprehensive Zoning Ordinance of the City of Colleyville, and upon conviction shall be punishable by a fine not to exceed the sum of Ordinance 0-11-XXXX Page 5 of 5 Two Thousand Dollars ($2,000.00) for each offense. Sec. 7. THAT if any section, paragraph, subdivision, clause, phrase or provision of this ordinance shall be judged invalid or unconstitutional, the same shall not affect the validity of this ordinance as a whole or any portion thereof other than that portion so decided to be invalid or unconstitutional. Sec. 8. THAT in addition to and accumulative of all other penalties, the City shall have the right to seek injunctive relief for any and all violations of this ordinance. Sec. 9. THAT it has been found that there has been a change in conditions in the above described property, it is now necessary that it be given the above zoning classification in order to permit its proper development and in order to protect the public interest, comfort and general welfare, and requires that this ordinance shall take effect immediately from and after its passage. AND IT IS SO ORDERED. The first reading and public hearing being conducted on the day of 2011. The second reading and public hearing being conducted on the day of 2011. ATTEST: CITY OF COLLEYVILLE Cynthia Singleton, TRMC, CMC David Kelly City Secretary Mayor APPROVED AS TO FORM AND LEGALITY: Matthew C. G. Boyle City Attorney Exhibit A -Location and Zoning Map Exhibit B -Statement of Planning Objectives Ta Construct a ~ta'e ~tf Texas Type f~ ,assisted Living tvlemor}~ dare Fati lit}t anti fate sepate*e ale tui~tet~ ~G~tE~k+~s Merl sire~ila r ~n laok and feel t4 au~ exi~tin~ facility It~cet~d dir~Ct attoss tie street, Dur eurrent facility is at capacity and world like t+~ expand corrti~rternentir~g tour ctarr~ent faCil~ty ~arad ft t~ptrat;Cns. 1N'e wt~usld afsaa dike ~ add same additi4naf parkirtrg to the site to a~oitl day parkin a~ Tiresb~rtin~, C->~v'elc~~rrnent h~dure Wt~u3d like tt~ Mart Cpt~strisCtltrrti csFf3ciiit!~ ark #+c~n a~ ot~t~wrti:n~ r~~qulred elty~pprc~':~I~. ~Curr~~rit kit no tress, is fiat and alb utilities are in place, thus there is nx~ sate develapmern varort~ re€tu fret!. PrQ~+~ed !~wfn~ership G~w~etship of this p4~apes-ty wautd be hAt~!J Teas f'ftty Ht~ldin~s,1L+~. This is the §ame entity that Quarts tour ~urr~nt #~~Ik~ty Utility F~rarv~isi~nS tivat~r, r~.~rr, gas and electric art ail fn tro~-t of property it would 6e oar itrtelitit7~~t to ii~mp~r tanr~ct tc~ Exi :tinny au~i};3~3~ St"r'vit~'S ~eonornie 13~~I~opmi~nt Ir~~t fide est~rnate~f value crftYe prerty afi ~~r~pietx~n~ cif €~n~-~vcnts tvoa~l~ ! ~ 1 fine to~ii number o~ ne^-v Batas crea~tec! Gy theprojreCt would be ~ f6, with artn~l re'aeraue of app~~xirriatefy ~1~~'rQ~,~Q- Traffic lrrtp~ffct Ana~~ys5 t~n,+e the smatl laze of the propcssad preap~eat~y, minima! traffiic (maximum af+~ residerttts that ta~rrld da~eve~ arnd ~rroxim~ty to f3rarf~d f3caad, a trams stt~iy is o`tot wa wanted for tt~s ~roct, Exhibit C -Conceptual Site Plan Exhibit D -Building Elevations _ _ , ~~~ ~ ~ { 1 Proposed AL South Elevation Sctle: 7/77. 1'd' a2 Proposed AL East Elevation ~1 Proposed AL North Elevation Sn1r 373]' • t'-0' Z Prc~osed AL West Elevation swrJnr-ra Exhibit D -Building Elevations Cont. Proposed IL South Elevation Scaee: i~a'.r-0' 2 proposed iL East Elevation ~. 1~ proposed It Borth Elevation 5catr; trK - r~cr _. a V__ Proposed Il West Elevation