Planning Commission Application Summary Project Name: Youth Care Site Plan Address: 12595 S. Minuteman Dr. Current Zoning: CR Hearing Date: November 5, 2015 Summary of Request The applicant is requesting site plan approval for a new dormitory/admin building and a recreation building. Background Youth Care of Utah operates residential treatment centers for adolescents between the ages of 11 and 17. The use category allowing this treatment facility in Draper is called Residential Facility for Persons with a Disability, for which a CUP is required. The original CUP, approved in November 2003, was for 43 beds. On September 24, 2015, the Planning Commission amended that CUP allowing for an additional 21 beds, for a total of 64. The application at hand is for site plan review of a new dormitory/admin building and a recreation building to be located on the currently-vacant parcel to the west of the existing facility. Of the additional 21 beds that were allowed under the amended CUP, 16 of them will be in the new dormitory/admin building. General Plan and Zoning The land use element of the General Plan designates this area as Regional Commercial. The current zoning on the property is CR. The use Residential Facility for Persons with a Disability, as well as the expansion of it, is allowed subject to CUP approval, which approval has been previously granted. Analysis The Engineering, Fire and Planning divisions have all completed their reviews and find the site plan to be in conformance with all applicable regulations. Staff Recommendation Staff recommends that the Planning Commission approve the site plan. Model Motion Sample Motion for a Approval. I move we approve the Youth Care site plan as requested by Jeffrey Nelson, application SP-000004-2015 based on the findings listed in the staff report dated October 23, 2015 and as modified by the following: 1. List any additional findings. Sample Motion for a Denial. I move we deny the Youth Care site plan as requested by Jeffrey Nelson, application SP-000004-2015, based on the following findings:
Development Review Committee 1020 East Pioneer Road Draper, UT 84020 (801) 576-6539 STAFF REPORT October 23, 2015 To: Planning Commission Business Date: November 5, 2015 From: Development Review Committee Prepared by Dennis Workman, Planner II Re: Youth Care Site Plan Application No.: SP-000004-2015 Applicant: Jeffrey Nelson Project Location: 12595 S. Minuteman Dr. Zoning: CR Acreage: 1.33 acres Request: Approval of a site plan for a dormitory/administration building and a recreation building with associated parking and landscaping BACKGROUND Youth Care of Utah operates residential treatment centers for adolescents between the ages of 11 and 17. The use category allowing this treatment facility in Draper is called Residential Facility for Persons with a Disability, for which a CUP is required. The original CUP, approved in November 2003, was for 43 beds. On September 24, 2015, the Planning Commission amended that CUP allowing for an additional 21 beds, for a total of 64. The application at hand is for site plan review of a new dormitory/admin building and a recreation building to be located on the currently-vacant parcel to the west of the existing facility. Of the additional 21 beds that were allowed under the amended CUP, 16 of them will be in the new dormitory/admin building. ANALYSIS General Plan and Zoning. The Land Use Element of the General Plan designates this area as Regional Commercial. The current zoning on the property is CR, Regional Commercial. The use Residential Facility for Persons with a Disability, as well as the expansion of it, requires a conditional use permit in this zone. Site Plan Layout. The current application is for two new buildings to be constructed on the 1.33 acre parcel that abuts the existing facility on its west side. One of the buildings is a 3,750 square foot recreation building, and the other is a 15,200 square foot building that will contain 9,700 square feet of office space and 5,500 square feet of dormitory space. The dormitory space will consist of 16 beds, which are accounted for in the recent CUP amendment. The bulk of the parking will be located on the west side of the dormitory/admin building, and will be immediately accessible when pulling into the site from Minuteman Dr. There will be another bank of parking stalls west of the recreation building. The drive aisle coming in off Minuteman will divert into a circular drop-off/pick-up access that will enhance the safety and orderliness of admissions and releases. A large grassy area south of the recreation building Youth Care of Utah Site Plan 1 SP-000004-2015
will be used for baseball, soccer and other physical fitness activities. Elevations and Architecture. The original submittal included elevation drawings that were not up to the commercial design standards of the DCMC. Staff s redline comments enumerated these deficiencies, and the applicant responded in a very satisfactory way. The revised elevation drawings show a much higher degree of visual interest on the west side of the dormitory/admin building, which is what will be seen from the public realm. All four elevations of both buildings meet and even exceed the primary materials requirement. The dormitory/admin building shows approximately 90% hardie board and stone, and the recreation building shows an average of 80% hardie board and stone. There will be a minimal amount of stucco on all elevations, along with framed windows, pop-outs and timber-accented gables. No roofline will exceed 50 feet without a break. Outdoor Lighting. The photometric plan meets all requirements of the outdoor lighting ordinance as outlined in Chapter 9-20. The plan shows five light poles throughout the parking area, which is the maximum number the site can have based on the ratio of one pole for not less than 10,000 square feet of gross site area, as contained in Section 9-20-040-H. Each pole will be 20 feet in height, which is the maximum allowed by code. Light sources will have full cut-off shields and be downward directed, as required by code. The building itself will have wall pack lighting, all of which will be shielded and downward directed. Parking. The dormitory/admin building will require parking stalls based on the following formulas shown on Table 9-25-1: 3 stalls per 1000 square feet gross building floor area for 9,678 square feet of office space, yielding the need for 29 stalls; and 1 space per 3 boarding tenants, yielding the need for five stalls. The total requirement is 34, and the site plan shows 36. The recreation building will be for the exclusive use of the boarders, none of whom drive, and they will not be inviting guests to utilize the building. As such the recreation building will not affect parking stall count. Landscaping. Total area that will be landscaped is 25,880 square feet, which is 45% of the site. The landscape plan shows a combination of Pacific Sunset maple trees and Black Hill spruce trees between Minuteman Dr. and the west parking lot. More of the same will be along the south property line and in the (soccer field or whatever). Both buildings will be dressed up by a large variety of shrubs, grasses and perennials around the foundations, as will a landscape bed that forms the drop-off/pick-up aisle. All beds containing shrubs, grasses and perennial plantings will be completed with bark mulch. There will be large expanses of Kentucky Bluegrass to enhance opportunities for outdoor recreation. Consolidation of Parcels. The GIS map shows the subject site as two separate parcels, with property line interfering with proposed building locations. The applicant has provided documentation showing that these parcels have been consolidated through Salt Lake County. The GIS map will be updated in time. Unified Fire Review. In a memo dated October 15, 2015 Don Buckley with the Unified Fire Authority recommends approval with the following conditions and comments: 1. Fire Department Access is required. An unobstructed minimum road width of twenty-six (26) feet exclusive of the shoulders and a minimum height of thirteen (13) feet six (6) inches shall be required. The road must be designed and maintained to support the imposed loads of emergency apparatus. The surface shall be able to provide all weather driving capabilities. The road shall have an inside turning radius of twenty eight (28) feet. There shall be a maximum grade of 10%. Grades may be checked prior to building permits being issued. 2. Fire Department Approved Turn Around Required. Access roads over 150 feet long shall require an approved turn around. Below is a diagram of approved fire department turn-arounds. Youth Care of Utah Site Plan 2 SP-000004-2015
3. Fire Hydrants are required there shall be a total of 3 hydrants required spaced at 400ft. increments, 40 feet minimum distance out from the building. Hydrants are to be protected with bollards if susceptible to vehicle damage. The required fire flow for this project is 3000GPM for full 3 hour duration. 4. Hydrants and Site Access. All hydrants and a form of acceptable temporary Fire Department Access to the site shall be installed and APPROVED by the Fire Department prior to the issuance of any Building Permits. If at any time during the building phase any of the hydrants or temporary Fire Department Access becomes non-compliant any and all permits could be revoked. 5. No combustible construction shall be allowed prior to hydrant installation and testing by water purveyor. All hydrants must be operational prior to any combustible elements being received or delivered on building site. 6. Fire Sprinklers Required. Deferred submittal for fire sprinkler shop drawings are to be sent directly to the following address: Unified Fire Authority, 3380 South 900 West, Salt Lake City, Utah 84119. Attention: Stewart Gray. A minimum of two sets of plans, complete with manufacturer cut sheets, and hydraulic calculations. Plans must be ink signed by a NICET level III or better in Auto Sprinkler Layout. (There needs to be a hydrant with-in a 100 feet of the FDC.) FDC is required to have KNOX Locking Caps. ALL FIRE PROTECTION PLANS REQUIRE 3 rd PARTY REVIEW PRIOR TO BE SUBMITTED TO THE UNIFIED FIRE AUTHORITY. 7. Post Indicator Valve with Tamper May Be Required. If there is no designated fire riser room with a direct access door from the outside. There shall be either a wall mounted P.I.V (OS&Y) or a typical P.I.V placed a minimum distance of 40 feet from the building with a tamper switch. 8. Fire Alarm Required. Deferred submittal for fire alarm shop drawings are to be sent directly to the following address: Unified Fire Authority, 3380 South 900 West, Salt Lake City, Utah 84119. Attention: Stewart Gray. A minimum of two sets of plans, complete with manufacturer cut sheets, and battery calculations. Plans must be ink signed by a NICET level III or better in Fire Alarm Systems. ALL FIRE ALARM PLANS REQUIRE 3 rd PARTY REVIEW PRIOR TO BE SUBMITTED TO THE UNIFIED FIRE AUTHORITY. Low Frequency Fire Alarm Device in the sleeping areas will be required. 9. UL300 System Required. Deferred submittal for the Ansul UL 300 wet chemical kitchen hood system should be sent directly to the following address: Unified Fire Authority, 3380 South 900 West, Salt Lake City, Utah 84119. Attention: Stewart Gray. A minimum of two sets of plans, complete with Youth Care of Utah Site Plan 3 SP-000004-2015
manufacturer cut sheets are required. It is understood that the hood system is pre-engineered. A construction permit is required at no fee from the fire department. 10. 2A-10BC Fire Extinguishers required. The extinguisher needs to be a serviceable type meaning metal head and metal neck. Extinguishers need to be located in a conspicuous location where they will be readily accessible and immediately available for use. Placed every 75 feet of travel. If in cabinet or not the extinguisher or cabinet needs to be mounted so that the top is not more than five (5) feet above the floor. 11. Class K Extinguishers Required. A Class K kitchen extinguisher shall be placed for use with deep fat fryers. Within 30 feet of unit and mounted appropriately. 12. Visible Addressing Required. New and existing buildings shall have approved address numbers plainly legible and visible from the street fronting the property. These numbers shall contrast with their background. 13. A copy of the plans will also need to go to the State Fire Marshal s Office however the Unified Fire Authority has jurisdiction. Engineering Review. In a memo dated October 26, 2015, Eric Lundell states that he has reviewed the subject site plan application and recommends approval with the following conditions and comments: 1. Developer shall provide a copy of will serve letter from South Valley Sewer District and WaterPro acknowledging the ability to service the property. Building Review. Building Official Keith Collier has no comment at this early stage of development. Noticing. Noticing has been properly issued in the manner outlined in the city and state codes. STAFF RECOMMENDATION Staff recommends approval of the Youth Care site plan as outlined in this staff report based on the following findings: 1. That all requirements of the Draper City Engineering Division are satisfied throughout development of the site, particularly those contained in the engineering review memo dated October 23, 2015. 2. That all requirements of the Draper City Public Works Department are satisfied throughout development of the site. 3. That all requirements of the Unified Fire Authority are met throughout development of the site. 4. That a building permit is issued prior to construction. 5. That signage is not approved with this site plan approval. All signage requires separate permits and is required to comply with Chapter 9-26 of the Draper City Municipal Code. 6. That the outdoor garbage collection container is screened from view using the same materials as the building, and that it is surrounded as much as possible by landscaping to further soften its visual impact. 7. That this site plan does not address fencing along Minuteman Dr. A separate application seeking a conditional use permit for the fence will be required. 8. That a deadman (aka concrete wheel stop) is placed on any of the parking stalls that abut a portion of sidewalk less than seven feet wide. 9. That all landscaping is installed in accordance with the approved plan. 10. That the applicant submits 12 sets of plans to be stamped Approved for Construction. Six of these shall be 24x36 in size and six shall be 11x17. Each of these sets shall contain all sheets Youth Care of Utah Site Plan 4 SP-000004-2015
previously submitted for review stapled together. This recommendation is based on the following findings: 1. That the proposed site plan is consistent with the goals, objectives and policies of the City s General Plan. 2. That the proposed site plan will not adversely affect adjacent property. 3. That adequate facilities and services exist to serve the subject property, including but not limited to roadways, police and fire protection, storm water drainage systems, water supplies, and waste water and refuse collection. 4. That all site plan drawings were developed in accordance with the standards contained in Draper City s zoning ordinance. MODEL MOTION Sample Motion for a Approval. I move we approve the Youth Care site plan as requested by Jeffrey Nelson, application SP-000004-2015 based on the findings listed in the staff report dated October 23, 2015 and as modified by the following: 1. List any additional findings. Sample Motion for a Denial. I move we deny the Youth Care site plan as requested by Jeffrey Nelson, application SP-000004-2015, based on the following findings: Youth Care of Utah Site Plan 5 SP-000004-2015