LISA ANDERSON-OGILVIE, AICP DEPUTY COMMUNITY DEVELOPMENT DIRECTOR AND PLANNING ADMINISTRATOR

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1 FOR MEETNG OF: FEBRUARY 26, 2019 CASE NO.: PUD-ADJ19-01 AGENDA TEM NO.: 6.1 TO: FROM: PLANNNG COMMSSON LSA ANDERSON-OGLVE, ACP DEPUTY COMMUNTY DEVELOPMENT DRECTOR AND PLANNNG ADMNSTRATOR SUBJECT: PLANNED UNT DEVELOPMENT CLASS 2 ADJUSTMENT CASE NO ; 2990 BOONE ROAD SE AMANDA NOS LD and ZO REQUEST Summary: An application for development of a new 140-unit, four-story senior living facility and 18 senior living cottage units arranged in six triplex buildings. Request: A Planned Unit Development request for construction of a 140-unit, four-story independent senior living facility in Phase 1, and 18 senior living cottage units, arranged in six triplex buildings for Phase 2, with a Class 2 Adjustment request to: 1) ncrease the maximum height allowance for the four-story senior living facility from 35 feet to 50 feet, and 2) Decrease the minimum parking requirement for the 140-unit senior living facility from 285 parking spaces to 165 parking spaces. For property approximately 8.8 acres in sie, oned RS (Single Family Residential), RM- and RM- (Multi-Family Residential), and located at (Marion County Assessor s Map and Tax Lot number: 083W13BA / 00101). OWNER/APPLCANT: AGENT: Douglas Sproul, Boone Road Lane SL, LLC Chris Thome, Steele Associates Architects RECOMMENDATON Based upon the Facts and Findings contained in this staff report, staff recommends that the Planning Commission GRANT the request for a Planned Unit Development and Class 2 Adjustment for development of a new 140-unit, four-story senior living facility and 18 senior living cottage units arranged in six triplex buildings for property located at subject to the following conditions of approval: Condition 1: Prior to issuance of a building permit, an Airport Overlay Zone Height Variance pursuant to SRC shall be obtained for the proposed development. Condition 2: Construct a 12-inch public water main through the property. The 12- inch main shall extend from the existing 12-inch main in Pumice Street

2 Planned Unit Development and Class 2 Adjustment Case No. PUD-ADJ19-01 Page 2 SE, through the subject property to the existing 24-inch main in Boone Road. The new main shall be placed in an alignment approved by the Director, and within an easement conforming to the Public Works Design Standards (PWDS). Condition 3: Condition 4: Condition 5: Condition 6: Re-align the existing sanitary sewer force main as tentatively depicted in the application materials. The design and alignment shall comply with PWDS or an approved Design Standard Exception pursuant to PWDS A new easement shall be provided in a width conforming to the Public Works Design Standards. The PUD Final Plan shall demonstrate that the off-street parking area complies with the minimum interior parking area landscaping requirements of SRC Chapter 806. A minimum of 14 bicycle parking spaces shall be provided for the proposed senior living facility in compliance with the development standards of SRC The adjusted setback requirements, as approved in this oning adjustment, shall only apply to the specific development proposal shown in the attached site plan. Any future development, beyond what is shown in the attached site plan, shall conform to all applicable height and off-street parking requirements, unless adjusted through a future land use action. BACKGROUND On November 21, 2018, Planned Unit Development and Class 2 Adjustment applications were submitted to City for development of the subject property with an independent senior living retirement facility. After receiving additional information, the applications were deemed complete for processing on January 28, The 120-day State mandated decision deadline for this case is May 28, The public hearing before the City of Salem Planning Commission is scheduled for February 26, 2019, at 5:30 p.m. in the Salem City Council Chambers, Civic Center Room 240, located at 555 Liberty Street SE. Notice of public hearing was sent by mail to surrounding property owners pursuant to Salem Revised Code (SRC) requirements on February 6, Public hearing notice was posted on the property on February 14, 2019 by the applicant pursuant to SRC requirements. PROPOSAL The applicant has submitted Planned Unit Development and Adjustment applications for development of a 140-unit, four story senior living facility and 18 senior living cottage units arranged in six triplex buildings for property located at (Attachment A).

3 Planned Unit Development and Class 2 Adjustment Case No. PUD-ADJ19-01 Page 3 APPLCANT S PLANS AND STATEMENT The applicant s proposed site plan and building plans are included as Attachment B, and the applicant s statement addressing the applicable approval criteria for the consolidated request is included as Attachment C. SUMMARY OF RECORD The following items are submitted to the record and are available upon request: All materials submitted by the applicant, including any applicable professional studies such as traffic impact analysis, geologic assessments, and stormwater reports; any materials and comments from public agencies, City departments, neighborhood associations, and the public; and all documents referenced in this report. FACTS AND FNDNGS 1. Salem Area Comprehensive Plan (SACP) designation The Salem Area Comprehensive Plan (SACP) map designation for the subject property is "Multi-Family Residential" and Single Family Residential. The subject property is within the Urban Growth Boundary and is located outside of the Urban Service Area. Urban Growth Area Preliminary Declaration Case No. UGA-SPR-ADJ-DAP16-03 sets forth the public facilities that are required to serve the subject property prior to development. 2. Zoning and Surrounding Land Uses The subject property is oned RM- and RM- (Multi-Family Residential), and RS (Single Family Residential). The proposed use includes development of a new 140-unit, four story senior living facility and 18 senior living cottage units arranged in six triplex buildings. The applicant is requesting approval of this development as a Planned Unit Development. Planned Unit Developments are allowed in the RS, RM- and RM- ones. Zoning designations for surrounding properties is as follows: North: Across Boone Road SE - RA (Residential Agriculture) Vacant; South: RS Single Family Residential Subdivision East: Oregon Department of Transportation nterstate 5 West: RS, RM- and RM- (Multi-Family Residential) Single Family Residential Subdivision and Residential Care Facility 3. Site Analysis The subject property is approximately 8.8 acres in sie. Boone Road SE, which is designated as a local street within the Salem Transportation System Plan (TSP), abuts the property to the north. Pumice Street SE is a stub street provided by the

4 Planned Unit Development and Class 2 Adjustment Case No. PUD-ADJ19-01 Page 4 subdivision to the south, which is designated as a local street. Due to topography, this stub street will not connect with the proposed development. The subject property slopes downward from south to the north. The existing conditions plan shows several existing trees on the east end of the site dedicated for preservation. 4. Neighborhood and Citien Comments The subject property is located within the Salem Gateway Neighborhood Association (SGNA). Notice was provided to SGNA and surrounding property owners within 250 feet of the subject property. At the time of this staff report, no comments were received from SGNA. One comment was received from a surrounding property owner indicating support for the first phase of construction (the proposed 140-unit four-story senior living facility. For Phase 2, concerns are raised about preserving the views of existing single family homes to the south. The comment suggesting limiting the height of the proposed triplex units to single-story, limiting the height of building foundations above grade, and limiting the roof pitch. A request is made that deciduous tree varieties are selected with a maximum growth height of 25 feet. Additional concerns for traffic in the area were also noted. Staff Response: The Salem Revised Code does not provide specific regulations that require views to be protected or preserved. The proposed triplex units along the southern boundary are two-stories and have a height of approximately 20 feet. Additionally, the triplex units have a setback of 35 feet or greater from the southern property line, more than the minimum 20 foot setback. The RS (Single Family Residential) one, and the PUD Development standards allow for a maximum height of 35 feet for residential buildings, the proposed triplex units comply with the setback and height limitations of the RS one and the PUD Development Standards. Landscape plans are required prior to approval of development plans for this facility. SRC Chapter 807 provided minimum standards for landscaping and plant units, in general the landscape standards require a combination of trees, shrubs and ground cover to be planted for a development site. There are three classifications for trees in Chapter 807, ornamental trees which are trees that typically reach a height of 15 to 20 feet, shade trees which are planted primarily for its high crown or foliage which reach a height of more than 25 feet, and evergreen trees. The applicant has some flexibility on how trees are distributed throughout the development site, and may plant more ornamental trees along the southern property line. The proposed senior living facility does not generate enough average daily trips to require a Transportation mpact Analysis (TA). As growth occurs in this area of Salem, the impact on the transportation system will be reviewed through analysis of the Transportation Planning Rule (Goal 12, Statewide Land Use Planning Goals), and site specific TA s. The purpose of these studies is to

5 Planned Unit Development and Class 2 Adjustment Case No. PUD-ADJ19-01 Page 5 review impacts of growth on the transportation system and to make recommendations on improvements that will adequately mitigate transportation impacts from increased traffic. 5. City Department and Public Agency Comments The Building and Safety Division reviewed the proposal and indicated no objections. The Fire Department reviewed the proposed and indicated that they have concerns with this application. The Fire Department will address items including Fire Department access and water supply at time of building permit plan review. The Public Works Department has reviewed the proposal and provided a memo included as Attachment D. 6. Analysis of Planned Unit Development Approval Criteria SRC (d) sets forth the following criteria that must be met before approval can be granted to Planned Unit Development. The following subsections are organied with approval criteria shown in bold italic, followed by findings evaluating the planned unit development tentative plan for conformance with the criteria. Lack of compliance with the following criteria is grounds for denial of the planned unit development tentative plan, or for the issuance of certain conditions to ensure the criteria are met. (1) The PUD tentative plan conforms to the development standards of this Chapter. Finding: The proposed development conforms to the standards applicable to Planned Unit Developments included under SRC Chapter 210 as follows: Zones/Overlay Zones Where PUDs are Allowed (SRC ): SRC establishes a list of ones and overlay ones were Planned Unit Developments are allowed. Pursuant to SRC (a)(4), PUDs are allowed within the RS (Single Family Residential), RM- and RM- (Multiple Family Residential) one. The subject property is oned RS, RM- and RM-, which allows for the development of a PUD. Minimum Number of Dwelling Units within PUD (SRC (a) Table 210-2): SRC , Table 210-2, establishes requirements for minimum numbers of dwelling units within PUDs. Within the RS one, there is no minimum number of dwelling units. Within the RM- and RM- ones, the minimum number of dwelling units required in a PUD must conform to the minimum density requirement of the underlying one.

6 Planned Unit Development and Class 2 Adjustment Case No. PUD-ADJ19-01 Page 6 Zoning Min. Density Lot Sie Min. Dwellings RS No Minimum 87,120 SF NA RM- 8 units/acre 2.91 Acres 24 RM- 12 units/acre 3.94 Acres 48 Total 72 Maximum Number of Dwelling Units within PUD (SRC (a) Table 210-2): SRC , Table 210-2, establishes requirements for maximum numbers of dwelling units within PUDs. Within the RS, RM- and RM- ones, the maximum number of dwelling units allowed in a PUD may not exceed the maximum density requirement of the underlying ones. Zoning Max. Density Lot Sie Max. Dwellings RS 1 unit/4,000 SF 87,120 SF 22 RM- 14 units/acre 2.91 Acres 41 RM- 28 units/acre 3.94 Acres 111 Total 174 The proposed PUD includes a total of 158 dwelling units (140-unit independent living units located within the RM- portion of the property, and 18 triplex units located within the RS and RM- ones). The proposed development conforms to the minimum and maximum dwelling unit allowances of this chapter. Maximum Number of Dwelling Units within a Building (SRC (a) Table 210-2): SRC , Table 210-2, establishes requirements for maximum numbers of dwelling units allowed within a single building. Within the RS, RM-, and RM- ones there is no maximum limit on the number of dwelling units that may be located within an individual building, other than the maximum number of dwelling units allowed for the entire PUD. The proposed development includes a 140-unit, 4-story independent senior living facility in the RM- one for Phase 1, and 18 senior living cottage units, arranged in 6 triplex buildings for Phase 2. The proposed development conforms to this standard. Setbacks (SRC (b) Table 210-3): SRC , Table 210-3, establishes minimum building and accessory structure setback requirements for Planned Unit Developments. A summary of the setbacks applicable to the proposed development is included in the table below: Perimeter Setbacks Abutting Street Buildings & Accessory Structures Summary of Required PUD Setbacks Min. 12 ft. Min. 20 ft. None Applicable along local streets. Applicable along collector or arterial streets. Applicable along private streets.

7 Planned Unit Development and Class 2 Adjustment Case No. PUD-ADJ19-01 Page 7 Perimeter Setbacks nterior Side Buildings Accessory Structures Summary of Required PUD Setbacks Min. 5 ft., plus one-foot for each one-foot of height over 35 ft., but need not exceed 20 ft. in depth. Min. 5 ft. Perimeter Setbacks nterior Rear Buildings Accessory Structures Min. 14 ft. Min. 20 ft. None Min. one-foot for each onefoot of height over 9 ft. Min. 1 ft. When a driveway approach is present, buildings shall be setback to maintain adequate vision clearance as required under SRC Chapter 805. Applicable to any portion of a building not more than one-story in height, when the interior rear yard abuts the interior rear yard of an RA or RS oned lot located outside the PUD. Applicable to any portion of a building greater than one-story in height, when the interior rear yard abuts the interior rear yard of an RA or RS oned lot located outside the PUD. Applicable to accessory structures not more than 9 ft. in height. Applicable to accessory structures greater than 9 ft. in height. Applicable to accessory structures adjacent to an alley, unless a greater setback is required based on the height of the accessory structure. North: Adjacent to the north is the right-of-way for Boone Road SE, which is classified as a local street. There is a minimum 12 foot building and accessory structure setback required adjacent to a local street. Per SRC Chapter 806, there is a minimum 6-10 foot vehicle use area setback adjacent to a street. The proposed 140-unit independent living building is setback approximately 107 feet from Boone Road SE, and the vehicle use area is setback approximately 40 feet, exceeding the minimum setback requirements. South: Adjacent to the south is property oned RS (Single-Family Residential).

8 Planned Unit Development and Class 2 Adjustment Case No. PUD-ADJ19-01 Page 8 The minimum interior rear yard setback for the two story triplex units along the southern boundary is 20 feet. The proposed triplex units are setback approximately 35 feet from the southern boundary, exceeding the minimum setback requirements. East: Adjacent to the east is property owned by the Oregon Department of Transportation. For buildings greater than 35 feet in height, there is a minimum interior side yard setback of 20 feet. The proposed 140-unit independent living building is setback approximately 40 feet from the eastern property line, exceeding the minimum setback requirements. West: Adjacent to the west is a senior housing campus that includes a 90-unit Assisted Living Facility and a 48-bed Memory Care Community. For buildings greater than 35 feet in height, there is a minimum interior side yard setback of 20 feet. The proposed 140-unit independent living building is setback approximately 48 feet from the western property line, exceeding the minimum setback requirements. Height (SRC (c) Table 210-4): SRC (c), Table 210-4, establishes maximum allowable heights for buildings and accessory structures within PUDs. Within the RS, RM-, and RM- ones, maximum building height is limited to 35 feet. Accessory structure height is limited to a maximum of 15 feet. The six proposed triplex units are approximately 20 feet in height, less than the maximum height allowed. The proposed 140-unit, 4-story independent living building is approximately 50 feet in height, which exceeds the maximum height allowance in Table The applicant has requested a Class 2 Adjustment to increase the maximum height allowance, findings for the Class 2 Adjustment are found in Section 7 of this report. The subject property is located within the Airport Overlay Zone, Horiontal Surface. Development within the Horiontal Surface may not exceed an elevation of 360 feet above mean sea level without receiving an Airport Overlay Zone Height Variance per SRC The elevation for the subject property ranges from approximately 388 feet to 464 feet, prior to issuance of a building permit for the proposed development, an Airport Overlay Zone Height Variance shall be obtained. n order to obtain an Airport Overlay Zone Height Variance, the applicant must submit a determination from the Federal Aviation Administration that the proposed variance will not create a haard to air navigation. Condition 1: Prior to issuance of a building permit, an Airport Overlay Zone Height Variance pursuant to SRC shall be obtained for the proposed development.

9 Planned Unit Development and Class 2 Adjustment Case No. PUD-ADJ19-01 Page 9 Parking (SRC (d)): SRC (d) establishes specific requirements for parking within PUDs that apply beyond the City s off-street parking, loading, and driveways chapter (SRC Chapter 806). The parking requirements established under SRC include requirements for the minimum number of parking spaces and parking location, setbacks, dimensions, landscaping, and screening. Minimum Required Parking (SRC (d)(1), Table 210-5). Within the RM- and RM- ones, Table 210-5, requires a minimum of 2.5 parking spaces to be provided for the first 10 dwelling units and a minimum of 2 spaces per dwelling unit for the remaining dwelling units over 10. The proposed 140-unit PUD requires a minimum of 285 spaces. The applicant has requested a Class 2 Adjustment to decrease the minimum parking requirement for the 140-unit senior living facility from 285 parking spaces to 165 parking spaces. Findings for the Adjustment are included in Section 7 of this report. Within the RS one, Table requires a minimum of 2 parking spaces per dwelling unit, one of the required spaces must be located within a garage or carport. The 18 proposed triplex units require a minimum of 36 off-street parking spaces, the site plan indicates that a single car garage will be provided for each of the dwelling units, with an additional parking space provided on the driveway leading to the garage for a total of 36 spaces, meeting the minimum off-street parking requirement. Parking Location (SRC (d)(2)(A)). SRC (d)(2)(A) requires parking for Planned Unit Developments to be located within the boundaries of the PUD. The parking may be either located on-street, off-street, or a combination thereof. No internal streets are proposed as part of the PUD, all of the off-street parking spaces will be provided on-site. Garage/Carport Vehicle Entrance Setback Abutting Street or Flag Lot Accessway (SRC (d)(2)(B)). SRC (d)(2)(B) requires the vehicle entrance of a garage or carport facing a street or flag lot accessway to be setback a minimum of 20 feet from one of the following lines, whichever is closest to the proposed vehicle entrance of the garage or carport: (i) The street right-of-way line, most interior access easement line, or property line abutting a flag lot accessway; (ii) The outside curbline; or (iii)the edge of the sidewalk furthest from the street. As shown on the PUD tentative plan, each of the proposed duplex dwelling units includes a single car garage facing the proposed internal private drive. A driveway leading to each driveway is provided that exceeds 20 feet in length. The proposed development conforms to this standard.

10 Planned Unit Development and Class 2 Adjustment Case No. PUD-ADJ19-01 Page 10 Parking Space Dimensions (SRC (d)(2)(C)). SRC (d)(2)(C) requires on-street parallel parking spaces to be a minimum of 7 feet in width and a minimum of 22 feet in length. The proposed PUD does not include any on-street parallel parking spaces. As such, this standard is not applicable to the proposed development. Parking Area Landscaping and Screening (SRC (d)(2)(D)). SRC (d)(2)(D) requires all off-street parking areas, other than those within a garage or carport, or on a driveway leading to a garage or carport, to be effectively landscaped, designed to minimie the effect of a large number of cars in one area, and screened with ornamental evergreens or architectural features such as fences and walls. As shown on the PUD tentative plan, an off-street parking area with approximately 168 spaces will be provided for the proposed 140-unit senior living facility. The off-street parking area will be developed in compliance with the landscaping and screening requirements of SRC Chapter 806. n addition, the 18 proposed senior living cottage units will be provided with a garage and driveway for vehicle parking, meeting the requirements of this chapter. Side Lot Lines (SRC (e)): SRC (e) requires that, as far as practicable, side lot lines shall run at right angles to the street upon which the lot faces, except that on curved streets they shall be radial to the curve. The proposed PUD tentative plan does not reconfigure existing property lines. The proposed development conforms to this standard. Limits on Common Open Space (SRC (f)): SRC (f) places limitations on what can be counted towards common open space within Planned Unit Development. Pursuant to this section, streets, parking areas, traffic circles, and other similar transportation related improvements cannot be considered to be a part of common open space. As shown on the PUD tentative plan and described by the applicant, the development includes recreational amenities for the residents including: Outdoor putting green Bocce ball court Outdoor kitchen and BBQ equipment Large fire pit Patio space with outdoor exercise classes ndoor pool with lounging area Raised garden beds Walking paths Fenced dog park Children s playground

11 Planned Unit Development and Class 2 Adjustment Case No. PUD-ADJ19-01 Page 11 None of the common open space provided within the development is within a transportation-related area of the development site. The proposed development conforms to this standard. Utilities (SRC (g)): SRC (f) requires that all utilities, except for stormwater management facilities shall be underground. The proposed development will be served by underground utilities, in conformance with this standard. The Public Works Department reviewed the proposal for compliance with the City s public facility plans pertaining to provision of water, sewer, and storm drainage facilities. While SRC Chapter 210 does not require submission of utility construction plans prior to Planned Unit Development tentative plan approval, it is the responsibility of the applicant to design and construct adequate City water, sewer, and storm drainage facilities to serve the proposed development prior to final PUD plan approval without impeding service to the surrounding area. Analysis of the development based on relevant criteria in SRC (d)(4) is as follows: SRC (d)(4)(A) and (B) Domestic water supply and sanitary sewer disposal system; Finding: The Public Works Department has reviewed the applicant s preliminary utility plan for this site. The water and sewer infrastructure is available within surrounding streets / areas and appears to be adequate to serve the proposed development in conformance with the tentative plan and proposed conditions of approval. The applicant s proposed utility plan does not appear to conform to PWDS related to the proposed alignment of the mains and access to the relocated public sewer and water infrastructure. Construction of the relocated public sewer main and new water main shall be designed in accordance with PWDS and within easements in a width conforming to the Public Works Design Standards. Condition 2: Condition 3: Construct a 12-inch public water main through the property. The 12-inch main shall extend from the existing 12-inch main in Pumice Street SE, through the subject property to the existing 24-inch main in Boone Road. The new main shall be placed in an alignment approved by the Director, and within an easement conforming to the Public Works Design Standards (PWDS). Re-align the existing sanitary sewer force main as tentatively depicted in the application materials. The design and alignment shall comply with PWDS or an approved Design Standard Exception pursuant to PWDS A new easement shall be provided in a width conforming to the Public Works Design Standards.

12 Planned Unit Development and Class 2 Adjustment Case No. PUD-ADJ19-01 Page 12 SRC (d)(4)(C) Streets improved to the extent that adequate paved access is provided to each building or structure Finding: Boone Road S abutting the proposed development meets local street standards and is built with adequate pavement to provide vehicular and pedestrian access to the subject property. SRC (d)(4)(D) A stormwater discharge system; Finding: The applicant submitted a statement demonstrating compliance with Stormwater PWDS Appendix 004-E(4)(b) and SRC Chapter 71. The preliminary stormwater design demonstrates the use of green stormwater infrastructure to the maximum extent feasible. Design Standards for Multiple Family Buildings (SRC ): Per SRC , when one or more multiple family buildings are proposed within a PUD, the buildings shall conform to the standards listed below. For the purpose of this section, the term multiple family building means a building that contains three or more dwelling units. Each of the proposed buildings is classified as a multiple family building and are subject to the following standards: Buildings shall not present excessive visual mass or bulk (SRC (a)(1)) The 140-unit four story building is large, however, the visual breaks provided in the design, using contrasting materials, colors, glaing and massing forms, help to reduce the visual bulk of the building. Buildings shall not have long, monotonous exterior walls (SRC (a)(2)) Proposed decks, horiontal articulation, contrasting materials and color, and multiple roof lines along the exterior wall elevations help create the appearance of shorter wall sections, in conformance with this criterion. Buildings shall be sited with sensitivity to topography and natural landform (SRC (a)(3)) The subject property is sloped and contains mapped areas of minor landslide haards. The applicant has provided a geotechnical assessment of the subject property which demonstrates how the subject property can be developed. The subject property also contains several mature trees, including nine significant trees. The applicant s site plan and tree inventory indicates that one non-significant fir tree will be removed with the proposed development. The site does not contain mapped wetlands or waterways. Buildings shall be designed to provide an appropriate transition to abutting properties (SRC (a)(4)) The subject property slopes from the south, next to an abutting single family residential subdivision, downward to the north end of the property.

13 Planned Unit Development and Class 2 Adjustment Case No. PUD-ADJ19-01 Page 13 The larger 140-unit senior living building is sited on the northeast portion of the property, away from, and downhill from the abutting residential neighborhood, reducing the visual impact of the use and providing an appropriate transition between abutting properties. Buildings shall utilie architectural elements and façade materials to provide visual interest and continuity with other buildings in the PUD (SRC (a)(5)) Contrasting building materials and colors, as well as the roof lines and porticos provide visual interest for the main building. Similar building design and materials will be used in the triplex cottage units. ndividual private open space shall be provided for each dwelling unit (SRC (a)(6)) The applicant s statement indicates that each dwelling unit will have a private deck or patio. n addition outdoor common open space facilities will be available to all residents. When abutting property oned Residential Agriculture (RA) or Single Family Residential (RS), an appropriate combination of landscaping and screening shall be provided to buffer between the multiple family building and the adjacent RA or RS oned property (SRC (a)(7)) The subject property abuts RS (Single Family Residential) properties to the west and south. The proposed buildings exceed minimum setback requirements adjacent to abutting RS oned properties. Setback areas will be landscaped and screened as required by SRC Chapter 807. Home Owners Association (SRC ): SRC requires that the perpetual maintenance and operation of common open space within a Planned Unit Development shall be provided by a home owners association (HOA). SRC (c) provides that if the entire planned unit development is to remain under one ownership, the PUD final plan shall include a covenant that requires the formation of a home owners association in compliance with this section if any part of the planned unit development is sold. The proposed PUD is to remain under one ownership. Outdoor Storage Area Development Standards (SRC ): SRC establishes standards for outdoor storage areas, when such areas are included within a PUD. The proposed PUD does not include any outdoor storage areas. This standard is therefore not applicable to the proposed development. Convenience Service Area & Retail Service Area Development Standards (SRC ): SRC establishes requirements for convenience service areas and retail service areas when such areas are included within a PUD. The proposed PUD does not include any convenience service area or retail service areas, therefore this standard is not applicable to the proposed development.

14 Planned Unit Development and Class 2 Adjustment Case No. PUD-ADJ19-01 Page 14 Other Provisions (SRC ): SRC identifies other provisions of the UDC that development with Planned Unit Developments must comply with. a. Public mprovements (SRC Chapter 802): All utilities (sewer, water, and storm drainage) shall be designed and constructed according to all applicable provisions of SRC and the PWDS (SRC ). Construction plans shall be approved and secured per SRC Chapter 77 prior to building permit issuance, and the improvements shall be completed and accepted to the satisfaction of the Public Works Director prior to occupancy. b. Streets and Right-of-Way mprovements (SRC Chapter 803): The portion of Boone Road SE adjacent to the subject property meets the right-of-way width and half-width pavement standards per the Salem TSP; therefore no additional street improvements are required as a condition of the proposed development. c. Driveway Access (SRC Chapter 804): The existing driveway accesses onto Boone Road S provide for safe turning movements into and out of the property. d. Vision Clearance (SRC Chapter 805): The existing driveway meets the PWDS vision clearance standards set forth in SRC Chapter 805. e. Off-Street Parking, Loading, and Driveways (SRC Chapter 806): SRC Off-Street Parking; When Required. Off-street parking shall be provided and maintained for each proposed new use or activity. SRC Proximity of Off-Street Parking to Use or Activity Served. Required off-street parking shall be located on the same development site as the use or activity it serves. SRC Amount of Off-Street Parking. Minimum and maximum off-street parking spaces for Planned Unit Developments are determined through Chapter 210, the applicant has requested an Adjustment to the minimum number of off-street parking spaces for the facility; findings are included in Section 7 of this report. SRC Off-Street Parking and Vehicle Use Area Development Standards. a) General Applicability. The off-street parking and vehicle use area development standards set forth in this section apply to the development of new off-street parking and vehicle use areas.

15 Planned Unit Development and Class 2 Adjustment Case No. PUD-ADJ19-01 Page 15 b) Location. Off-street parking and vehicle use areas shall not be located within required setbacks. c) Perimeter Setbacks and Landscaping. Perimeter setbacks shall be required for off-street parking and vehicle use areas abutting streets, abutting interior front, side, and rear property lines, and adjacent to buildings and structures. Adjacent to Buildings and Structures: The off-street parking or vehicle use area shall be setback from the exterior wall of the building or structure by a minimum 5 foot wide landscape strip or by a minimum 5 foot wide paved pedestrian walkway. The proposed vehicle use area complies with the minimum perimeter setback standards identified in the PUD development standards, SRC Chapter 806, and the minimum 5 foot setback requirement adjacent to a building or structure. a) nterior Landscaping. nterior landscaping shall be provided in amounts not less than those set forth in Table For parking areas 50,000 square feet and greater in sie, a minimum of 8 percent of the interior parking area shall be landscaped. The proposed PUD Tentative Plan does not provide a summary table indicating the sie of the off-street parking area serving the 140-unit senior living facility. The off-street parking area appears to exceed 50,000 square feet in sie, which requires a minimum 8 percent interior landscape area to be provided within the parking area. The proposed plan appears to comply with this standard, however, at the time of PUD Final Plan approval, the applicant shall provide a summary table indicating the sie of the off-street parking area and the amount of interior parking area landscaping provided. Condition 4: The PUD Final Plan shall demonstrate that the off-street parking area complies with the minimum interior parking area landscaping requirements of SRC Chapter 806. A minimum of 1 deciduous shade tree shall be planted for every 12 parking spaces within the off-street parking area. Landscape islands and planter bays shall have a minimum planting area of 25 square feet, and shall have a minimum width of 5 feet. b) Off-Street Parking Area Dimensions. Off-street parking areas shall conform to the minimum dimensions set forth in Table The proposed parking spaces, driveway and drive aisle for the off-street parking area meet the minimum dimensional requirements of SRC Chapter 806.

16 Planned Unit Development and Class 2 Adjustment Case No. PUD-ADJ19-01 Page 16 c) Additional Off-Street Parking Development Standards (f)-(m). Finding: The proposed off-street parking area is developed consistent with the additional development standards for grade, surfacing, and drainage. Bumper guards and wheel barriers are not required for the proposed off-street parking area. The parking area striping, marking, signage and lighting shall be consistent with SRC Chapter 806, required compact parking spaces shall be marked and signed per SRC (k)(2). Off-street parking area screening per SRC (m) is required for development of the proposed off-street parking area. Bicycle Parking SRC General Applicability. Bicycle parking shall be provided and maintained for each proposed new use or activity. SRC Proximity of Bicycle Parking to use or Activity Served. Bicycle parking shall be located on the same development site as the use or activity it serves. SRC Amount of Bicycle Parking. Per SRC Chapter 806, Table 806-8, multi-family uses are required to provide a minimum of one bicycle parking space per 10 dwelling units. Finding: The proposal includes development of a 140-unit senior living facility, requiring a minimum of 14 bicycle parking spaces (140 / 10 = 14). Bicycle parking for the senior living facility is not indicated on the site plan. Bicycle parking is provided with the private garages for the proposed cottage units. Condition 5: A minimum of 14 bicycle parking spaces shall be provided for the proposed senior living facility in compliance with the development standards of SRC SRC Bicycle Parking Development Standards. Bicycle parking areas shall be developed and maintained as set forth in this section. (a) Location. Bicycle parking areas shall be located within a convenient distance of, and shall be clearly visible from, the primary building entrance. n no event shall bicycle parking areas be located more than 50 feet from the primary building entrance. (b) Access. Bicycle parking areas shall have direct and accessible access to the public right-of-way and the primary building entrance. (c) Dimensions. Bicycle parking spaces shall be a minimum of six feet by two feet, and shall be served by a minimum four-foot-wide access aisle.

17 Planned Unit Development and Class 2 Adjustment Case No. PUD-ADJ19-01 Page 17 (d) Bicycle racks. Where bicycle parking is provided in racks, the racks may be floor, wall, or ceiling racks. Bicycle racks shall accommodate the bicyclist s own locking device. Off-Street Loading Areas SRC General Applicability. Off-street loading areas shall be provided and maintained for each proposed new use or activity. SRC Amount of Off-Street Loading. For multi-family uses containing dwelling units, a minimum of two offstreet loading spaces are required. Loading spaces require a minimum width of 12 feet, minimum depth of 19 feet and minimum vertical clearance of 12 feet. Finding: Off-street loading spaces meeting the minimum dimensional requirements of this section are provided on the north and south side of the proposed senior living facility. f. Preservation of Trees and Vegetation (SRC Chapter 808): The City s tree preservation ordinance (SRC Chapter 808) protects Heritage Trees, Significant Trees (including Oregon White Oaks with diameter-atbreast-height of 24 inches or greater), trees and native vegetation in riparian corridors, and trees on lots and parcels greater than 20,000 square feet. The tree preservation ordinance defines tree as, any living woody plant that grows to 15 feet or more in height, typically with one main stem called a trunk, which is 10 inches or more dbh, and possesses an upright arrangement of branches and leaves. The tree inventory provided by the applicant indicates that there are approximately 53 trees on the site, including nine significant Oregon White Oaks. The proposed development will result in the removal of one nonprotected fir tree; no protected trees are proposed for removal. g. Wetlands (SRC Chapter 809): Grading and construction activities within wetlands are regulated by the Oregon Department of State Lands (DSL) and US Army Corps of Engineers. State and Federal wetlands laws are also administered by the DSL and Army Corps, and potential impacts to jurisdictional wetlands are addressed through application and enforcement of appropriate mitigation measures. According to the Salem-Keier Local Wetland nventory (LW) no wetland areas are mapped on the property, however, there are hydric soils on the subject property. The applicant should contact the Department of State Lands to verify if permits are required for the proposed development.

18 Planned Unit Development and Class 2 Adjustment Case No. PUD-ADJ19-01 Page 18 h. Landslide Haards (SRC Chapter 810): The City s landslide haard ordinance (SRC Chapter 810) establishes standards and requirements for the development of land within areas of identified landslide haard susceptibility. According to the City s adopted landslide haard susceptibility maps, the subject property is mapped with areas of 3 landslide haard susceptibility points. There are 3 activity points associated with planned unit developments. The cumulative total of 6 points indicates a moderate landslide haard susceptibility risk; pursuant to SRC Chapter 810, a geologic assessment is therefore required in conjunction with the proposed development of the subject property. The applicant has provided a geological assessment of the subject property prepared by Redmond Geotechnical Services, dated August 31, 2018 in conformance with the requirements of SRC Chapter 810. (2) The PUD tentative plan provides one or more of the following: (A) Common open space that will be improved as a recreational amenity and that is appropriate to the scale and character of the PUD considering its sie, density, and the number and types of dwellings proposed. Examples of recreational amenities include, but are not limited to, swimming pools, golf courses, ball courts, children s play areas, picnic and barbeque facilities, and community gardens; (B) Common open space, which may be landscaped and/or left with natural tree cover, that is permanently set aside for the passive and/or active recreational use of the residents of the PUD and that is appropriate to the scale and character of the PUD considering its sie, density, and the number and types of dwellings proposed. Examples of passive and/or active recreational use include, but are not limited to, community gardens, commons, and private parks; (C) Common open space that will preserve significant natural or cultural features; or (D) Unique or innovative design concepts that further specific identified goals and policies in the Salem Area Comprehensive Plan. Finding: As shown on the PUD tentative plan and indicated in the applicant s written statement, the proposed PUD includes a variety of common open space and recreational amenities throughout the development site. This criterion is met. (3) f a retail service area or a convenience service area is proposed, the area is designed to: (A) Adequately provide for privacy and minimie excessive noise on adjacent uses; (B) Provide for adequate and safe ingress and egress; and (C) Minimie the impact of vehicular traffic on adjacent residential uses. Finding: A retail service area or convenience service area is not proposed with this development, therefore this criterion is not applicable.

19 Planned Unit Development and Class 2 Adjustment Case No. PUD-ADJ19-01 Page Analysis of Class 2 Adjustment Approval Criteria SRC Chapter (d)(2) provides that an applicant for a Class 2 Adjustment shall be granted if all of the following criteria are met: Criterion 1: The purpose underlying the specific development standard proposed for adjustment is: (i) Clearly inapplicable to the proposed development; or (ii) Equally or better met by the proposed development. Finding: The applicant is requesting two Class 2 Adjustments to: 1) To increase the maximum height allowance for the four-story senior living facility from 35 feet to 50 feet; and, 2) To decrease the minimum parking requirement for the 140-unit senior living facility from 285 parking spaces to 165 parking spaces. Adjustment to Maximum Height Allowance: The proposed four-story senior living building is located in an RM- one. The maximum height allowance for similar uses in the RM- one, such as multi-family apartment buildings and residential care facilities, is 50 feet, however the applicant is requesting a Planned Unit Development application for this development, which limits the maximum building height to 35 feet for all buildings. The applicant is requesting to increase the maximum building height to 50 feet, as allowed in the RM- one. The subject property slopes downward from the south to the north, the abutting single family residential subdivision to the south is located uphill from the proposed building. The proposed four story senior living building is placed at the downhill (northeast) portion of the property. The northern façade of the building is approximately 50 feet, while the southern façade facing the single family residential subdivision is closer to feet. Because the proposed building is located downhill from the abutting residential area, and will appear closer to feet, the requested Adjustment equally meets the intent of reducing the height impact of the building on surrounding uses. Adjustment to Decrease Minimum Off-Street Parking Requirement: The minimum number of off-street parking spaces required for the 140-unit senior living facility per the Planned Unit Development chapter is 285 spaces (2.5 space for the first 10 units, and 2 space per unit for each additional unit). The applicant is requesting to reduce the minimum off-street parking requirement from 285 spaces to 165 spaces, a 42 percent reduction. The applicant explains that less than 50 percent of residents of the proposed senior facility are expected to have a vehicle and drive, and will therefore have less traffic and parking needs of a typical multi-family development. Bus/van transportation will be

20 Planned Unit Development and Class 2 Adjustment Case No. PUD-ADJ19-01 Page 20 provided for residents to appointments, shopping or other activities. The applicant is proposing one parking space per unit, and additional parking for staff. This parking requirement is suitable to operate the facility, while limiting excessive amounts of paving. Staff finds that the Adjustment to reduce the off-street parking requirement is equally or better met by the applicant s development plan. Criterion 2: f located within a residential one, the proposed development will not detract from the livability or appearance of the residential area. Finding: The subject property is located within a residential one. As indicated in the applicant s findings, due to the slope and location of the proposed building, the visual impact of the proposed building height is minimied. The Adjustment request to reduce the off-street parking requirement will reduce the amount of paved surface visible to the surrounding residential area. The requested Adjustments will not detract from the livability or appearance of the surrounding residential area. Criterion 3: f more than one adjustment has been requested, the cumulative effect of all the adjustments result in a project which is still consistent with the overall purpose of the one. Finding: Two separate adjustments have been requested with this development. Each of the adjustments has been evaluated separately for conformance with the Adjustment approval criteria. The cumulative impact of the adjustments results in an overall project which is consistent with the intent and purpose of the oning code. Any future development, beyond what is shown in the proposed plans, shall conform to the maximum height and off-street parking requirements of the oning code, unless adjusted through a future land use action. Condition 6: The adjusted setback requirements, as approved in this oning adjustment, shall only apply to the specific development proposal shown in the attached site plan. Any future development, beyond what is shown in the attached site plan, shall conform to all applicable height and off-street parking requirements, unless adjusted through a future land use action. RECOMMENDATON Based upon the Facts and Findings contained in this staff report, staff recommends that the Planning Commission GRANT the request for a Planned Unit Development and Class 2 Adjustment for development of a 140-unit senior living facility and 18 senior living cottage units arranged in six triplex buildings for property located at 2990 Boone Road SE 97306, subject to the following conditions of approval:

21 Planned Unit Development and Class 2 Adjustment Case No. PUD-ADJ19-01 Page 21 Condition 1: Prior to issuance of a building permit, an Airport Overlay Zone Height Variance pursuant to SRC shall be obtained for the proposed development. Condition 2: Construct a 12-inch public water main through the property. The 12- inch main shall extend from the existing 12-inch main in Pumice Street SE, through the subject property to the existing 24-inch main in Boone Road. The new main shall be placed in an alignment approved by the Director, and within an easement conforming to the Public Works Design Standards (PWDS). Condition 3: Condition 4: Condition 5: Condition 6: Re-align the existing sanitary sewer force main as tentatively depicted in the application materials. The design and alignment shall comply with PWDS or an approved Design Standard Exception pursuant to PWDS A new easement shall be provided in a width conforming to the Public Works Design Standards. The PUD Final Plan shall demonstrate that the off-street parking area complies with the minimum interior parking area landscaping requirements of SRC Chapter 806. A minimum of 14 bicycle parking spaces shall be provided for the proposed senior living facility in compliance with the development standards of SRC The adjusted setback requirements, as approved in this oning adjustment, shall only apply to the specific development proposal shown in the attached site plan. Any future development, beyond what is shown in the attached site plan, shall conform to all applicable height and off-street parking requirements, unless adjusted through a future land use action. Prepared by Aaron Panko, Planner Application Deemed Complete Date: January 28, 2019 State Mandated Decision Date: May 28, 2019 Attachments: A. Vicinity Map B. Proposed Site Plan and Building Elevations C. Applicant s Statement D. Public Works Memo G:CDPLANNNGCASE APPLCATON Files 2011-OnPUD - Planned Unit Development2019Staff ReportPUD-ADJ19-01.amp.docx

22 Vicinity Map PRNGLE RD FARVEW NDUSTRAL nset Map NTERSTATE 5 KUEBLER BV SE KUEBLER BLVD BATTLECREEK k COMMERCAL ST 27TH AV SE RD Subject Property BOONE RD SE RLE Y CT SE BOW CT SE LAVA C T SE FO X HA VE N CT S E M E TO LU S A V S E F O X H A V EN D R SE MNERS WY S E M ET O L U S CT S E ST SE SMT HR OC K SE CN D E R C O NE C T SO U T HB EN D DR OASS CT SE S E L ANDON ST SE EASTLAKE DR SE Legend Taxlots Urban Growth Boundary City Limits Feet Outside Salem City Limits Historic District n Schools Ê Parks Community Development Dept. This product is provided as is, without warranty. n no event is the City of Salem liable for damages from the use of this product. This product is subject to license and copyright limitations and further distribution or resale is prohibited. G:CDPLANNNGAaron2019Planned Unit DevelopmentBoone RoadVicinityMap.mxd - 9:49:44 AM

23 BOONE RDGE NDEPENDENT LVNG COPYRGHT 2015 STEELE ASSOCATES ARCHTECTS All rights reserved. Reproduction or use in any form or by any means -- graphic, electronic, mechanical, etc. -- without written permision of STEELE ASSOC. ARCHTECTS is unlawful and subject to criminal prosecution. PLANNED UNT TENTATVE DEVELOPMENT STEELE A SSOCATES ARCHTECTS LLC 686 NW YORK DRVE BEND, OR FAX info@steele-arch.com PROJECT TEAM BOONE RDGE NDEPENDENT LVNG PLANNED UNT DEVELOPMENT 2990 BOONE RD SE SALEM, OR COVER SHEET Client Boone Road Land SL, LLC th St SE, Suite 100 Salem, OR Contact: Kelly Harder Phone: (503) kellyh@mosaicms.com Architect Steele Associates Architects, LLC 686 NW York Drive #150 Bend, OR Contact: Chris Thome Phone: (541) cthome@steele-arch.com Civil Engineer Westech Engineering, nc Fairview ndustrial Dr SE, Suite 100 Salem, OR Contact: W. Josh Wells Phone: (503) jwells@westech-eng.com JOB NO. DATE DRAWN BY MS REVSONS DATE CHECKED BY CT SHEET NO. G001 OF SHEETS

24 u ltjtju []] rnu:a u:a rn Tll u:a rlj u:a u:a u:a u:a Tllrill rill Tll Tll rill rillrrll Tll W rill Tll lilj Tll Tll rnu:a rn u:a rn u:a lrj u:a mu:arn [LJj [lj] rn m u:a rn [ u:a WJT:a Tll u:a u:a u:a u:a === [!] [jrrl] lilj rn rn rn ]! W ]! m ARCHTECTS LLC 686 NW YORK DRVE FAX ELEVATON 17 EAST 1/16" = 1-0" BEND, OR info@steele-arch.com STEELE A SSOCATES 50-0" MAX. rnj[] ROOF MDPONT COPYRGHT 2015 STEELE ASSOCATES ARCHTECTS All rights reserved. Reproduction or use in any form or by any means -- graphic, electronic, mechanical, etc. -- without written permision of STEELE ASSOC. ARCHTECTS is unlawful and subject to criminal prosecution. 0 rn Ell!Ell Ell lilj rrt rrt rrt Ell a EJ a B B ELEVATON 19 WEST 1/16" = 1-0" [U] [U] u:a u:a ELlll ELlll rn rn rn [E[U] luj[u] rnu:a WEJ:lll Wl [[]EJ:lll mu:a [ [JEJ:lll Wl rn rn rn m Wl m [U] [U] ] ] lbl lbll!ell!ell led led JOB NO. DATE DRAWN BY ELEVATONS rn m []! []! 2990 BOONE RD SE SALEM, OR []! Ell BOONE RDGE NDEPENDENT LVNG PLANNED UNT DEVELOPMENT ELEVATON 18 NORTH 1/16" = 1-0" CHECKED BY MS []!Ell!Ell ]]!Ell Eil REVSONS CT DATE SHEET NO A201 ELEVATON 20 SOUTH 1/16" = 1-0" OF SHEETS

25 COPYRGHT 2015 STEELE ASSOCATES ARCHTECTS All rights reserved. Reproduction or use in any form or by any means -- graphic, electronic, mechanical, etc. -- without written permision of STEELE ASSOC. ARCHTECTS is unlawful and subject to criminal prosecution " " " 26-0" " 26-0" 8-0" 5 DNNG KTCHEN GARAGE COAT DNNG KTCHEN GARAGE R 46-0" R 6 LVNG ROOM KTCHEN GARAGE R COAT LVNG ROOM 24-0" DNNG COAT DW COAT LVNG ROOM DW COAT DW COAT M. BATH BATH M. BATH BATH WEST ELEVATON 1/8" = 1-0" 8 JOB NO. M. BATH BATH DATE CLOSET CHECKED BY 7 CLOSET REVSONS CT DATE BEDROOM M. BEDROOM BEDROOM M. BEDROOM CLOSET CLOSET CLOSET 14-0" M. BEDROOM W W W BEDROOM MS D D D DRAWN BY CLOSET BEND, OR info@steele-arch.com 7 1/8" = 1-0" 4 ELEVATON 14 SOUTH 1/8" = 1-0" EAST ELEVATON COTTAGE PLANS & ELEVATONS ELEVATON 13 NORTH 1/8" = 1-0" BOONE RD SE SALEM, OR 8 ARCHTECTS LLC 686 NW YORK DRVE FAX STEELE A SSOCATES 3 BOONE RDGE NDEPENDENT LVNG PLANNED UNT DEVELOPMENT 4 SHEET NO PLAN 16 LEVEL 1/8" = 1-0" A202 OF SHEETS

26 COPYRGHT-- S1EELE ASSOCATES AR.CTECTS, LLC. All rigbti :rebyeli. KllproducliOD or 1l8e in any form or by any means (graphie, eleotroaic, mechaaical, ell.) willwll1 w!lnen permission of STEELE ASSOCATES ARCHTllCTS. U.C. i unlawfultni mbject to crimin.:j """""" STAMP SUMMARY TABLE TOTAL STE AREA: PROPOSED TOTAL LOT COVERAGE: TOTAL LANDSCAPE AREA: PRELMNARY NDEPENDENT LVNG BULDNG FOOTPRNT: PRELMNARY NDEPENDENT LVNG BULDNG TOTAL AREA: PRELMNARY TOTAL TRPLEX FOOTPRNT: PRELMNARY GARAGE/ STORAGE FOOTPRNT: MAXMUM BULDNG HEGHT: TOTAL NDEPENDENT LVNG UNTS: TOTAL TRPLEX UNTS (PHASE 2): NDEPENDENT LVNG PARKNG STALLS: NDEPENDENT LVNG HANDCAP PARKNG STALLS: 385,960 SF 218,554 SF 167,406 SF 37,033 SF 141,176 SF 27,524 SF 864SF 50-0" 140 UNTS 18 UNTS , ,---- -/ BOONERD SE FRE APPARAlUS TURN AROUND NDEPENDENT UVNG FACLTY EXSTNG ASSSTED LVNG MEMORY CARE # BP --- 1,... 11()8.q ALL TREES TO REMAN -+COVERED PARKNG :s w - RETANNG WALL ) V",, RM1ZONE :, :::::::: t:tt;;::::"""=."w-:1t1... T :....,4i2s"ii-;.;;:;r-_: : :.:::.. <; :-.....,.., ,..-.:;, i::.;:w ::- :;m: ;.:39:":;;,L; SCALE: 1" = 50-D" 0 N r---, RETAJNNGWALL RSZONE...,..,;.,t:J,.,.,.. 1- U) 2.91 ACRES " :-::J,;;t-4!:;,:;;w:.i": ll. L J :FUTURE PHASE 2 2 ACRES.... :C... JOO /" D DRAWN BY MS "E/SONS CHECKED s r CT DAE BOONE RDGE NDEPENDENT LVNG STE PLAN 1" =50-0" SH:.ll W A1.10

27 COPYRGJT -- STEELE ASSOCATES AR.CHTECS, J..C. All rights resrred. bplodruticn or 1Jil in ftff/form or by lilly DJellli (gmpliie, eleeaooic, medani!lal. ek.) wklwut wriue:n pmlliliim ofsmble ASSOCATES ARCHTECS, LLC. is J1awfu1 m1 svbjoot 1o o:riminlll """"" STAV1P Jlll1o p. OE ;/ )/ 1 _ tf,1.1s -Y/Jt.!ll-1 rr r SEARCH RYPC / / lb 9:;::.-.. r a:--rm, m TER UETER EASEMENT PER P.P _10 SANTARY SCHER EASEMENT 1 FOR BENEFlT PARCEL 2 PER P.P / / m Lor 2 - e / / /... / /. e 4DES / / / / /./ / / GRAPHC SCALE " ( N FEET ) 1 inch = 50 ft. ABBREVATONS ASPH. ASPHALTC CONCRETE P.P. POWER POLE CONC. CONCRETE P. V.C. POLYVNYL CHLORDE lj:_ CENTERUNE R/W RGHT-OF-WAY D.l. DUCTLE RON S.S. SANTARY SEWER E.G. EDGE OF GRAVEL S.D. STORM DRAN E.O.P. EDGE OF PAVEMENT W/ WTH GRAV. GRAVEL WTR OR W WATER.R. RON ROD Y.P.C. YELLOW PLASTC CAP.P. RON PPE SYMBOLS WV WATER VALVE MONUMENT FOUND pji WATER MANHOLE SAN. SEWER "J UTLTY /POWER POLES 0 0,f": TREES - *TREENAME* DAMETER (NCHES)/DRP RADUS (FEET) / NOTE: DAMETER MEASURED AT BREAST HEGHT LNE TYPES EASEMENT LNE FENCE LNE GAS LNE OVERHEAD LNE SANTARY SEWER LNE STORM DRAN LNE Lor 1 WATER LNE --GAS--GAS--GAS--GAS--GAS--GAS--GAS--GAS --OH LNES-- OH UNES --OH LNES-- OH LNES --OH LNES ---ss---ss---ss---ss---ss---ss---ss---ss---ss so---so---so---so---so---so---so---so---so w----w----w----w----w----w----w----w----w----w--- / J8. Lor Z / / :J.43 f25.77 Lor J Lor 4 FallfA let NO. 5 BlOCK 12 V. 4a P. 61 J_ --- " BOONE lio SE., b. "371:1!)/_ -.. 1B *basl C,S CA<::: TRPE t cg;809 p 10 P.J.. EASEMENT PER P.P RECPROCAL A= EASEMENT J PER P.P EG94! EG EG / 1 EG jt 1 EG / 9 { - L- :42/ JBL85 OH LJS OH _ NCS...,... " B..Z,2. e.<j,0h.2_4... lk! x-;&::--ss -- x-;l :---w r--r- / " " " v..- ;: _...,_}a, - -- / (:JQ..._ _.-. _ / fl-5:" / / 1. 1 / --e 411i.i4 -. :-,a T.fl llfll""fwr."511 _, _..41.., _, ,v.: 4lii.7!r W):9r 42i5Fr ,-, 34}30 e-<t.j6: ==: f"r"""": _ l4B o-.. "-.: e._4),_.;.,,;, _.. 0 "., A -.:!_"ia<1. """3 4<(Q".9;-_..a-; e..iffi -._ 44B-..e _ " " ,llj.., :-t2 --::. -T :.-.r47_"31" lli.-!!. -- _ - --t _ _ 4l6 e v....- _ ,- _/. _ ,4 9 :"eq v ":" et4" " _ U 47.R-.aM-6 4-:J0.3il :Q; 451.]!!. -._ Jo - 8J..f.h _ ov -.. o T-:0.: ; //-.... w/ o.n f /- _.J......J J_ "t]. l i<-!d 0 -..::::_< ±:: /ff::-:/11 :J /. L , !;//!/1..45 ::.5f7" WAWi-=UN -..._.-_,;y.h l ::: -- 12? :._... >:tii - _ T -t - - "ff,.-l/7/,,-:. --:: =. _,?«?% :=:. - -.,;;;:, e 45-<9 Z3.oo. f/.447 le h").oo (e -l._,o 1.,1 oi <l i 2 4 i - - :_ -;: co= -"""""ii< _. i BO e 4-5j_79 f 45J01 e 4, ,_ / " f l_llll r - _. _ /?<-f _ L e 45lr.a.--., )h--_ _, e e 4s4.r3 e l452.f e 44 ; _ J e -. _ r 1 r lt 44la1... " -. "tcs"h p ESSUR}ZEC 4p 71C.. Lor:V Lor 6 Lor e 4575e...,e 4ssss p s44 r ) 45s..:s e e 452.sa 4 o.7 f e f4 4,"6 4 "-"-,n / 1 / /.. LO. e e 454.ta e 46:3.57/ t_l. 419.oo Blf / _/ 15 "1_9,-; - / / i458_ * r o il i () Lor 1 Lor 2 / FallfA let Na 8 BlOCK 16 v..u, P. 57 Lor 3 / Lor< :JQj-- TOE : {l. E i ME Oo Vl LLJ!;;: -u 0 Vl Vl -<( LLJ _J LLJ LLJ "u " O_c C::::n:: oa., - c..., Zlll UJ@) :O..E s:::::... -c co co n co OM n LLJ 1-">N v < -c n ( :!:t::-.c:t" n uc::::ll....jc...j:::.::::r-... VlC::::..C l-oco U>-o- ->CO - U-c..- Z ""! 1 -" c:::: co """" a >Z _JWtt:: 1-::::JEO C.. wo o_j Ww w>cn a_wo wo Ol- _o _ o:j1il <(0 oow o ::::JEZ <( _J a_ JCCl NJ BENCHMARK UTLZED CTY OF SALEM - #2098 ELEV NGVD 29 EAST OF CURB BATTLE CREEK RO SE, 220 N NTERSECTON BOONE RO SE, TOP OF B.R. OF TURN N, 10 SW UTUTY VAULT, 27 SW POWER POLE. 4 NW WM. 12 SE OF WV DSCLAMER: UTLTES DEPCTED ARE BASED ON EVDENCE FOUND N THE FELD, MUNCPALTY AND/OR OTHER GOVERNMENT ENTTY AS-BULT PLANS, CONTRACTOR PLANS AND OTHER DOCUMENTS OF RECORD. BARKER SURVEYNG ASSUMES NO RESPONSBLTY FOR UTLTES THAT ARE NO LONGER N USE, NSTALLED AFTER THE DATE OF ACTUAL SURVEY, NOT DENTFED OR NOT LOCATED. THS NCLUDES UTLTES UPON PUBLC OR PRVATE PROPERTY. SPECFC UTLTY POSTONS NDCATED ON THE GROUND SURFACE PROVDED BY LOCATON SERVCES MAY VARY DUE TO UNDERGROUND DETECTON CAPABLTES. SURVEY FOR LOCATON: NW 1/4 SECTON 13 TBS, R3W, W.M. SCALE: DATE: DRAWN BY: 1"=40 RJC WESTECH ENGNEERNG PARCEL 2 P.P Cl TY OF SALEM MARON COUNTY, OREGON BARKER SURVEYNG 3657 KASHMR WAY SE SALEM, OREGON PHONE (5D3) DD FAX (503) EMAL: NFO@BARKERWLSON.COM SHEET 1 OF 1 JOB NUMBER: DATC )R.>,WN RY C:HFrK=-1) RY RS JW -<:.VSUJS l)f, :: SHEET 10 C1.0 EXSTNG CONDTTONS PLAN <!: u: w 0 c.; - :2 w :::c c.; u:

28 BOONE RD SE -.:.-/ /m GAS--.. -GAS G A S -4-=-/" - --GA JH UES COPYRGHT--STEtU: ASSOCATFS ARCHJlTCTS, l.lc ,!1 rirh " C"><d. R; p",ldud;o, - u_in "" _t<m" or b) ---llq;. {Tilflhl,, >i<xr<jilic, i, bnll ;, ;tc:. i t8o1<t - wr1it<n-cnr,i;llt:,f;;j); lilt.v;og, :::: 1RCJ ;Hfci s, U_(_ is m:laidl!l " "h}!n lllji:1l ""-til [.0,_ ->S- -Q;-- SiAM!=>.l49,B7.J4.:Z ( ><"-mbif.lff), 3.39.:!17 TOE 3Jil_11 / 1 -- EG, -,-, =-r./ 1 """----:. / ".... "<;"" 1111Jn r+?--;rt;1j.,,... "u " u 0-..c O>J.OO:Jau f ME Oo l... O:::(C 0<]; (].) o2;: ZVl W@J coo... -c 0 -- <( => 1-- u 01 lo2. Ei :::: 0 0 LL (feet) 1-- ::r:: (J) w w --,-,--r-,-, -,--,-,_ (J) w j, 162,286 SQ. FT. _j 16,229 SQ. FT. CB RM= CB RM= ,, t ls!" J JOB NO DAT: 11.16"18 DRAWN BY RS -, l -r o.-,=c-::= "7"""l_-:il...., 0 NEW GS JW 0Ai, CHECKED BY / -u;, c SHEET NO. TO NEW GS C2.0 GRADNG& DRANAGE PLAN L c 1-- <t: 2 c U:

29 ! COPYRGHT---- STEtU: ASSOCATFS ARCHJlTCTS, l.lc JR,!1 ri:h " C"><J. Rip",Ldud;o, - in "" t(j,,., or b) --ll-" {rilphi,. >i<xr<jnic,, bnti L ;tc.),.-it8o<t wr1it<n cnr,i;itt ;f;;n 101.1:.v;oGxn:s 1RCJ ;HfCS, U_(_ is m:latdl!l " >tthj,!n rit:ji:tl ""-til [ r - J SiAM!=>,. t., " " "" r (feet) j L GS FOR TH S AREA S ACCOUNTED FOR N EXSTNG GS.. --., t ; < -l w _j <( :::::> 1-10 u 0:::: 0 LL 0. N u. 1-- ::r:: (/) w (/) ::r:: u 1-- <( 2 <t: (!) -w a: ME Oo "u " 0-J:: u e:::: o (]) (]) o<ll t:i W@J coo... c - :! b O o Zr- >Z "" H g, i i " J E...J 0 B,, 1-a.. o w s:! L!. - i;; w...j <{ Ow (f} w > (f} Ww 0 o..o a: ill w Ol- 0 0 ro -;::) 0!:2o " N <t::w (j) O <(...J 0.. JOB NO DATE DRAWN BY RS CHECKED BY JW 0Ai SHEET NO. C2.1 GRADNG& DRANAGE PLAN c: - u; LL c c <! 2 LL c u:

30 1 1JCCU 11JVl - -..HUNES --- t.h L E --- OHUNES,-= ---=--=-=_:-:;,, :; ",;; " --::""1-, ="------i a a w_s_e -_-_- --_ = =SMH = = M =-=L-=-= ==- L=!==-= = === = -= _ --,-- COPYRGHT---- STEtU: ASSOCATFS ARCHJlTCTS, l.lc,!1 ri:h " c""j. R; p",ldud;o, - u_in "".1()01 or:.,- r<o"" {rilphi,. >i<xr<jnrc, 1, bnll L ;lc.) Ll8o. " ;,.;: ;;,n-cnr,i;llt ;f;;n ii.[.v;oc!xn:s 1RCJ ;Hfci s, U_(_ is m:laidl!l " c:1 1 h_;!n llllli:ll.--=,:-,= / : -:: =:>-;:;;----=:,;== ""-til [.0-1,,,.- L_ t, r-"<: -1,r-;-J tc lc; lil L10" <o DOCA! FRE 1. lit "- svc. lr 4" DOM. SVC. = : // r,,..._j._::::::::==:::::::=:_ : :::::_:==:>(. ssswmh _.... _. _.....:::,_!:. _j L. J! :_ > -. i 0 - <( => 1-01 u 0:::: 0 LL f Q!jillf ;! ---.r- V.1 6" PVC -! 2"! ss UNE ---p =1.0% MN ,...l-f--=-1!--f-.:.j r---_l_rif,-"y,_ 4" DOM. SVC. / /T" ";,. "".,, j_.1..._...:j. J / i ;-1" FRE SVC.-...:] 6" F6c LNE. L j L 1 i : f--4 D_OM. SVC. / -C"- r", -ss.:1h l l 1 _ J, [,., l _4 1:..,_. FH FDC [ --r- ---". 10" FRE SVC. _ " )--:j_:x FDC DRAN LNE = f:l=j:t±ti±b=..l 1 ll.,.. 1 i : i : " 6" ss "" i H j 1. j...!. _j_ / - - L " f c ---.EUB...,."""LlLC_.. ss_ - ),.,...! :: i L_-r J!.=_l.., _l+jr-_1 -r+-rll.ol-+-rlr -..-:..: dt,.,..., l_..l=t J1:1 :=_r= l =c: l..,..., _!+r..1t""r L..l..,..1"1t-rtllrtl - j :! r l----j ,... 1 lr. LEVEL 1 FF 400.0j + " / i 1. i 1!:! ---! i 12 i i i r!level 2 FF j 2 /. i,----, 1 _1 J L J j! J-- ;--!; l i L =J-l =JL t;_,_j=rt11=rrr1rl 1 J_;;; 1 L.L.l _l _ l..1_1. J l.l..l i 1.r.O."- "- r-:t:f/:!::j + i :---,_, 1 i !:!:!. P tur lcf _U!:!.J.]J!:!flYL!D:_E.r. = - j ti-. "L / L..i-;- SSMH l... s ss LNE, :1 SSMH >- r ;..-r.. c " 1. 1 / s..o MN..-_ PUBL f-..._ 0_ 1 1 : w w U)...:..J )! /Ui-, =$=t=$,$::$$$=f=i=f j=f / [, 0 : ( /.. " d / 1;::;..-< " 1.// Ul M (2) 2" L, -"" ; c._ ", - fflf 1-0 : _j _jfl.. 1/ li :, : i : ±:-:-t:::=::= i L [? : i 1"! (},. O<OA r. : :t r -... SSMH 0!! _ c!c-:-::_ :-:J _ -- =-----7:-":- :-:; :::_:::: 1 -, _-_ j = - / h... L.J - / p :;r 6 SS "" OG02 < / i. (..1. J! i i i i i j i i iiiiiiiiiiiiiiiiiiiiiiiii (feet) ME Oo,...u, J:: u - 0:::(C 0<]; (].) o2;: ZVl W@J coo... c C r-,.,_., :::;:;:L J ",.,-, C!) L _ FF L"".O FF J ;11 / i is. 1 ;.6." / 1 oomnw"; " "" 1_ : : Ci : [5 : 1al : ==================, il =======7--v = L " F- i i,ll_ ? SCH_40J M. WAT. svc: : _1[ : _ 1 i : : 1:::> FF FF=447.0 FF j_ SSMH 1" PVC""""- DOM. WAT. svc ,1 1FilEiJ:..= 3 :ts.. ]]L 1-4" SS LN: rc 5=2.0% MN...1 ; FF """ _ --- : (h FF=421.0,,,L 7,L- VALVE f l t ssmh PRESSL.JRZED 0....v _FLRr... : 22.. Dl _M_P,N _j n -57-"1!.,_..c: ===li----==: l 40 PVC uqm. WA T. SVC. _ J FF-421.ol FF FF=415.0 r---"c=== CONNECT TO -r PUBLC 12",..., _22_Q..l!AE:R UNE EXSTNG ss 4---t !::..:::-...l--"!o.::...r:::..:..,:..._-- FORCE MAN! "cr TAP EXTG WATER LNE _ tf:i: J J.b=E::::::=============7f; o w B :! ::::;. ) / (,! i JOB NO DATE DRAWN BY RS CHECKED BY JW 0Ai SHEET NO. C3.0 UTLTY PLAN c: - u; LL c c 1- <t: 2 LL c tllltltlllllllltllltltlllllllltllltltiiiiiiiiu:

31 COPYRGHT---- STEtU: ASSOCATFS ARCHJlTCTS, l.lc 1 : m : i, : : f i i m / : i R --!,-- : t :! : : i i i i 1--- j : : : m 1 : : : i 1. b ? j L 30 0 (feet) u 0:::: 0 LL 0. N u. 1-- ::r:: (/)... _._.: 1. W w (/) R "-----, : <-lw 1: / r- 3 i i JJ 11 yl CONNECT TO EXTG SS LNE { 6" SS LNE rj::=============j==============s-1.0;%mn; =============================:=:::::===:=:::=:==:=:=:======l - SSMH J Q,!1 ri:h " C"><J. Rip",Ldud;o, - in "" t(j,,., or b) --ll-" {rilphi,. >i<xr<jnic,, bnti L ;tc.),.-it8o<t wr1it<n-cnr,i;itt:,f;;n ii.[.v;ogxn:s 1RCJ ;HfCis, U_(_ is m:latdl!l " >tthj, Jn rit:ji:ll SiAM!=> ""-til [.0 ME Oo "u " 0-.c u e:::: o (]) (]) o<ll t:i W@J coo... c - t FF=405.0 J FF r 2" 1 4 PVC DO ij 1 AH-.. -SVC , 1" PVC-..., DOM. WA T. svc. p FF FF f _2" SCH _PVC_QQ! WT. _SVC - 4. ss LNE 5=2.0% MN. t""""""""..,.,..::::..._-t""--+ FF l FF=436.0 J 1 JOB NO Jl DATE DRAWN BY RS CHECKED BY JW 0Ai,-; ;L>,..,, SHEET NO. C3.1 UTLTY PLAN c: - u; Ll. c c - 1- <! 2 Ll. c u;

32 Narrative for Planned Unit Development (PUD) Tentative Plan Mosaic Management, nc. is planning a 140-unit, 4-story independent senior living facility in Phase 1 and 18 senior living cottage units, arranged in 6 tri-plex buildings in future Phase 2, on 8.82 acres located at in Salem Oregon. The building will cater to retired adults over the age of 55 and include resort style amenities. The facility will include a child care center for children of Mosaic Management employees only. A pre-application conference (PRE- AP18-87 / PA occurred on August 13, 2018 and a neighborhood meeting with the South Gateway Neighborhood Association occurred on October 11, This project will complete a senior housing campus that already includes a 90-unit Assisted Living Facility and a 48 bed Memory Care Community (Currently under construction on an adjacent parcel to the West. (# BP). Construction is anticipated to be completed May Each project has been designed to meet all authorities having jurisdiction requirements. The ndependent Senior Living Facility and cottages will be located at (Marion County Assessor s Map and Tax lot number: 083W13BA / and 00101) on approx acres located to the East and South of the Assisted Living / Memory Care facility. The property is oned RM- Multi-Family (3.94 Acres), RM- Multi-Family (2.91 Acres) and RS Single Family Residential (2 Acres). The property was subject to UGA-SPR-ADJ-DAP SEC PLANNED UNT DEVELOPMENT STANDARDS Table Minimum / Maximum Dwellings Units within PUD RM- and RM- Zones: Min/Max in one requirements RM-1: 8 dwellings min. / 14 dwellings max. per acre Acres Dwellings Units RM-: 12 dwellings min. / 28 dwellings max. per acre Acres Dwelling Units RS Zone: Max allowed in one requirements: Min. 4,000 SF. (87,120 SF) Dwelling Units Dwelling Units Allowed. Proposal: 140 Units Multi-family and 18 Tri-plex cottages for 158 Total Units. Table Setbacks Buildings: (Abutting streets) Min 12 on local streets, Min. 20 on collector / arterial streets, 0 along private streets (nterior) Min. 5, plus 1 for each foot of height over 35, not to exceed 20 in depth. (nterior Rear) Min. 20 Proposal: Table Unit Multi-family is setback 39 on the East property line, 40 + on the West property line, 80 + on the North property line. 18 Cottages are 40 + from South property line abutting an RS one. Height Buildings: All Uses: Applicable within the RA, RS, RD, RM-1, and RM- Zones: 35 feet Max. Proposal: Requesting a Class Adjustment to allow for a maximum building height of 50 feet for the 4-story Senior Living facility. Page 1 of 5