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19 4.0 BACKGROUND 20 The City Council originally reviewed this application at its meeting of July 25, 2011. The 21 item was tabled in order to address three outstanding concerns.- screening along the 22 neighboring residential property boundaries, building height, and the "usable open space"' 2'3 required for each resident of the assisted living facility. This report addresses these three 24 issues and provides a recommendation based on the full analysis of the project,, but the 25 full analysis of the proposed CONDITIONAL USE is not reprised here because the Council 26 did not indicate any concerns with the remainder of the analysis by City staff or the 2 7' recommendation of the Planning Commission. The minutes from the July 25th city 28 Council meeting are included with this staff report as Attachment D. 29 5.0 SCREEN FENCE '30 To improve the screening of the adjacent residential properties from headlights in the assisted living parking area,, the applicants propose to use a 6-foot tall, board-on-board- ' 2 style fence made of a maintenance free material with a color that resembles brown '33 stained wood. The fence would be erected a short distance from the northern property line to minimize any impact on the existing lilac bushes. Such a fence meets all of the '35 zoning requirements pertaining to such screening and is supported by Planning Division N_)6 staff. 7' 600 BUILDING HEIGHT ' 8 6.1 As noted in the previous discussion with the City Council, the proposed pitched roof was 'N39 selected by the applicant as a feature that attempts to reflect the residential nature of the 40 building and to make an architectural reference to the neighborhood of one-family 41 homes. At an overall height of 38 feet, and an official height of about 30 feet (as 42 measured to the mid-point of the roof), the building is within the 35-foot height limit 4,'3 established in the zoning code. To demonstrate that the height of the roof will have little 14,14, impact beyond its visual presence, the applicant has provided an illustration of the 145 maximum shadow produced by the building at midday on the winter solstice, the date on 146 which the sun is as its lowest angular height in the sky; the illustration is included with 4 7' this staff report as Attachment E. The illustration indicates that the building's shadow 148 would cross onto the adjoining parcel to the north, but that it would fall short of the home 149 on that property. 5o 6.2 Planning Division staff wishes to point out that the illustrated shadow is based on the 51 peak of the roof at a gabled end on the north side of the building. While the shadow is 52 accurately represented for this peak, it overstates the shadow that would be cast by the 5'3 bulk of the building. The building's main peak runs east-to-west nearly 50 feet south of 54 the northern gabled end, meaning that the great majority of the building's shadow would 55 end about 30 feet within the property's northern boundary. Aside from the small shadow 56 caused by the roof as illustrated, the 6-foot fence near the property line should cast much 5 7' more shade on the adjoining parcel than the proposed building would. 58 7.0 USABLE OPEN SPACE 59 7.1 The zoning code requires that nursing homes and assisted living facilities provide at least 60 150 square feet of "usable open space"' within the property unless it is located within 300 61 feet of some other public open space. Because Suite Living's level of care and safety 62 protocols prevent residents from being allowed outside of the secured areas of the 6'3 facility, Planning Division staff reasoned that this requirement does not presently apply PF I I -O I 3RCA082211 (2).doc Page 2 of 5