|This project involves the development of a 65-bed Memory Care Facility. This 26,670 sq. ft. facility is proposed on 2.6 acres at the southwest corner of Oracle Road and Desert Sky Road. The Memory Care Facility will operate full-time, 24 hours/day everyday and will provide specialized care to individuals with memory disorders and their families.
On March 12, 2013, the CDRB voted to recommend approval of the Conceptual Site Plan (see Attachment 2) and Conceptual Architecture (see Attachment 3). The staff reports to the CDRB are included as Attachments 4 and 5. The draft CDRB minutes are included as Attachment 6, and the Neighborhood Meeting summary is included as Attachment 7.
|Current Site Conditions
• Zoning is Neighborhood Commercial (C-N)
• Undeveloped parcel in the approved Oracle Vista Centre
• Project parcel is 2.6 acres; overall commercial center is 14.3 acres
• 26,670 square foot building
• 33 parking spaces per the Zoning Code
• Two (2) internal courtyards totaling about 5,000 square feet
• 18’ building height
• Hours of Operation: 24/7/365
Approvals to Date
• On April 2, 2013, the Planning and Zoning Commission recommended approval of the Conditional Use Permit for the memory care facility
• On March 12, 2013, the CDRB recommended approval of the Conceptual Site Plan and Conceptual Architecture for the memory care facility
• In 2008, the Town Council approved the Master Development Plan and Landscape Plan for the Oracle Vista Centre, OV1206-25B
• In 2007, the Development Review Board approved an Oracle Road Scenic Corridor Overlay District (ORSCOD) relief request from buffering requirements along Oracle Road, OV1206-25
• In 2001, the property was rezoned from R1-144 to Neighborhood Commercial (C-N).
Conceptual Site Plan
The intent of the Conceptual Site Plan is to ensure that the project’s overall site layout is functional and compatible with the surrounding area. The Memory Care Facility is a part of an approved development plan. The Oracle Vista Centre encompasses 14.3 acres with a Development Plan approved in 2008 for Neighborhood Commercial uses. Golder Ranch Fire Station #377 has been constructed on the southern end of the property.
At the March CDRB meeting, two main issues, drainage and traffic, were discussed. The drainage concern on the site has been mitigated through drainage basins on the western edge of the development. Additionally, after review of the Traffic Impact Analysis report, the Town Engineer has determined that the proposed memory care facility will not create an unreasonable volume of traffic. This type of use is recognized as a low traffic generator. The CDRB found the Conceptual Site Plan to be in substantial conformance with the Zoning Code, Design Principles and applicable Design Standards, and has recommended approval, subject to the conditions in Attachment 1.
The proposed memory care facility incorporates elements of Southwest architecture similar to architectural designs within the surrounding areas. Specifically the massing forms are based on mountain motif, drawing shapes and forms from the neighboring Pusch Ridge. Specific features of this structure include a parapet roof-line, angled walls, pop-outs, as well as stucco finishes, and a stone veneer. Additionally, the colors and materials of this proposal are appropriate and compatible with the surrounding desert and neighboring communities. Overall, the proposed memory care facility is designed to fit-in with the proposed Oracle Vista Centre and existing developments in the area, including the homes to the west of the site, the apartments to the north, and the fire station to the south.
The CDRB found that the Conceptual Architecture to be in substantial conformance with the Zoning Code, Design Principles and applicable Design Standards, and has recommended approval, subject to the conditions in Attachment 1.
Public Notification and Comment
Notice was provided to the following:
• Residents within 600 feet
• Posting at Town Hall
• All registered HOAs
A neighborhood meeting was held on January 10, 2013, at the Church of the Nazarene Hayslip Fellowship Hall. The main issues raised at the neighborhood meeting dealt with drainage on the west side of the development and concerns about cut through traffic through the Villa Balboa subdivision on Valle Del Oro Drive. The applicant provided an explanation of the proposed drainage detention basin and the proposed access points to the facility. Additionally, the west-side wall and adjacent bufferyard will be installed concurrent with the development of the Memory Care Facility in order to address neighborhood concerns (see Neighborhood Meeting Summary notes Attachment 7).
Since the January neighborhood meeting, one letter has been received in opposition to the proposal. Additionally, members of the Villa Balboa Home Owners Association contacted staff with several concerns regarding traffic, drainage, and the west-side wall. After several meetings with staff, the developer, and HOA members, all issues have been resolved with the Villa Balboa neighbors.
|CONCEPTUAL SITE PLAN
I MOVE to approve the Conceptual Site Plan for the Oracle Vista Memory Care Facility, subject to the conditions in Attachment 1, finding that the Conceptual Site Plan meets applicable Design Principles and Standards.
I MOVE to deny the Conceptual Site Plan the Oracle Vista Memory Care Facility, finding that the Conceptual Site Plan does not meet applicable Design Principles and Standards.
I MOVE to approve the Conceptual Architecture for the Oracle Vista Memory Care Facility, subject to the conditions in Attachment 1, finding that the Conceptual Architecture meets applicable Design Principles and Standards.
I MOVE to deny the Oracle Vista Memory Care Facility, finding that the Conceptual Architecture does not meet applicable Design Principles and Standards.