SIERRA SENIOR CARE

PLANNED UNIT DEVELOPMENT

DESIGN STANDARDS HANDBOOK

LAKESIDE CHATEAU M EMORY CARE

A PPROVED J ANUARY 19, 201 1 First Amendment - February 25, 2015

Second Amendment - August XX. 2016

When Recorded Return to: CFA Angela Fuss I I 50 Corporate Blvd. Reno, NV 89502

NOTICE OF DESIGN GUIDELINES FOR THE SIERRA SENIOR CARE PLANNED UNIT DEVELOPMENT

(SECOND REVISIONFmST REVISION, AUGUST XX, 2016FEBRUARY lS, l01S)

Notice is hereby given that the Planned Unit Development Guidelines for Sierra Senior Care entitled "SIERRA SENIOR CARE, PLANNED UNIT DEVELOPMENT, DESIGN STANDARDS HANDBOOK", dated January 19, 201 I has been revised, effective August XX, 2016February 2015. The Reno City Council approved the Certification of the PUD Guidelines for Sierra Senior Care PUD on- August XX. 20 I 6Mareh 25, 2015. A copy of the revised guidelines is attached hereto and incorporated herein.

This revision supersedes and terminates the applicability of all previous revisions to the Guidelines recorded in the office of the Washoe County Recorder on May 27, 20 I 5March 8, ~as Document Number 44724223980789.

Dated this __ day of _____ , 201~

Kenneth Krater Beck Street Plaza, LLC

State of Nevada ) )

County of Washoe )

On this day of , 201~, personally appeared before me a Notary Public, Kenneth Krater, Managing Member, Beck Street Plaza, LLC, A Nevada limited liability company, personally known to me to be the person whose name is subscribed to the above instrument who acknowledged to me that he executed the instrument.

In witness whereof, I have hereunto, set my hand and affixed my official stamp at my office in the County of Washoe the day and year in this certificate first above written .

_______________ (seal) Signature of Notary Public

Sierra Senior Care

TABLE OF CONTENTS

Contents PROJECT DESCRIPTION ........................................................................................................................................ 3

PROJECT INTENT & PURPOSE ............................................................................................................................ 3

GENERAL DESIGN STANDARDS .......................................................................................................................... 8 PURPOSE. ........................ .......................... ...... .... ................................... ................... ................... .... .... .................... 8

CONFl/CTS WITH RENO CITY CODE AND HANDBOOK STANDARDS ............................................................ 8

PARCEL SIZE AND STANDARDS .......................................................................................................................... 9

ALLOWED USES ....................................... ................. .................................... .............. ............................................ 9

SITE PLANNING ........................ ......................... .................... ............................ ............................................... ..... 10

Vehicular Access ......................... ............ .......... ... ................................................................ ............................... 10 Interior Site Circulation ......................... ......................................... .................................. ................... .. ............ .. 11 Pedestrian Access and Circulation ................................ ..................... ................................. .. .................. ............. 11 Parking ....................................................................... ... ... ... ... ......... ...... .. ............ ....................................... ...... 12++

SITE DESIGN ............... ...... ........... ... .......... ... ... ..................................................................................................... .. 12

Fencing ................................................ ... ... ... .... .. ........ .. ............................................................ ... ........... ...... ....... 12 Site Grading& Retaining Walls ................................. .............................................................................. ............ 1 J Landscape Architecture ... ... ... ................. ................. ........................ ................ ......................... ... ... ......... ... ......... I J Plant Material ...................................................... .. .. ............ ............ ... ........................................................ ......... I J Irrigation .............. ............... .............. ... .................... ...... ...... ................................ ............................................ 1 ill Site Lighting .. ... ... ...... ... ... ... ..... ... ... ... .......... ...... .............................................................................. ... ............... .. . 14

ARCHITECTURE .... .............. .............. .............................. .... ..................... ..................................................... .... .. .. 14

Purpose ............................................... ..... ............................................................................. .. ... ... ...... ...... ...... ..... 14 Architectural Character ................................................................................................ ............. ..... ...... .... ...... .... .... 15

Purpose ............................ .............................. .............................................. ...... ................................................. . 15 Articulated Surfaces/Textures ........................... ................. ... .. ................................................................................. 15

Purpose ........... ... .... .................................. ....... ........................................ .. ... .... .. ... ... ... ......................................... 15 Colors and Materials ................... ... ....................... .............................................................. .......... .. .... ................ /6+J

Roofs and Rooftop Screening .................. .. .... .. ................................................................... .... .. .. ............................ 16

Purpose ....................... ........................ ... ... ... ....................... ...... ......... ........................................................ .......... 16 Materials ......... ...................... ......... ........................................ ............ .......................... .............................. .......... 16 Colors ................... ... .......... ... ........... ....................................................... .................. ...... ............... ... ... .... .. ... ... 17M

Service Area and Utility Screening .............................. .................... ........ .... ........... ... ......... ....... .............................. 17

Purpose ......... ... ............... ........... ...... ................ ... ....... ............................. ... ... ............................ .. .... ..... ............ .... 17 S/GNAGE ........... ...... ...... ...... ........ .. ....... .. .. .. .. ..... ... .. . ............................................................................ ...... ... .......... 17

Monument Signs .................... .... ......... ....... ... ... ................................... ....... ..................................... ...... ... ........ 181-7 Address Signs ...................................... .................. ........... ............... .... .............................. .................................. 18

ENTITLEMENT PROCESS ...................... ........................................................................................................... 19+8

INFRASTRUCTURE IMPROVEMENTS .............................................................................................................. 20 Sanitary Sewer ................................................. ...... ...................................... .................... ........................................ 20

Storm Drainage ...... .. ..... ..... .. ...... ... .. .... ..... .... .. .... ....... ..... .. ........ ............................................................ . .. ................ 20

Gas. Water and Electric .................................................................................... ...................................................... 20

Maintenance Requirements ................ ... ... ... ........ ........ ... .. ........ ..... .. ... ... ....... .. .................................... ...... ..... ......... . 20

Alternative Option to the Assisted Living/Skilled Nursing Facility- 44 Unit Affordable Multi-Family Apartments located on the south 1.91 acres of the PUD ........................ ................................................................ 21

Operational Standards .. ....................................................................................... ................................................... 21

44 Unit Affordable Multi-Family Apartment Standards .................................................................................. .. ...... 22

Site Design Standards ................ .. ............................................................................................................................ 22

Sierra Senior Care

Architectural Standards ........................................................................................................................................... 23

Signage .................................................................................................................................................................... 23

Monument Sign .............................................................................. ... ..... .. .... ... ................... ................................. 24 Address Signs .............................................................................................................................. ........................ 24

Estimated Project Timeline ...................................................................................................................................... 25

Alternative Option to the Memory Care/Independent Living Cottages - 70-bed Skilled Nursing Facility Located on the northern ±3 acres of the PUD ......................................................................................................... 28

USE STANDARDS ................................................•..•.•..•..•........•..............•.............................•........•......................... 28

Allowed Uses ............................... ..... ........................ .... ..... .................................................................................... .. 28.

Operational Standards ............................................................................................................................................ 28

SITE DESIGN .•.......................................•.....•...•.......................................•...•.....•...••..•••••••....•....•.........................•.... 29

Parcel Size ............................................................................................................................................................... 29

Setbacks ................................................................................................................................................................... 29

Building Height .................................................................................................................... ....... ....................... ..... 29

Access (vehicle and pedestrian) ............................................................................................................................... 29

Parking ............................................................................................................................................ .. ...................... 30

Site lighting ....... ...... .................. .......................................................................................................................... 3110

Walls and Fences .............................................................................................................................. ....................... 3 L Sile Grading and Retaining Walls ........................................................................................................................... 31

Sanitary Sewer ......................................................................................................................................................... 32

Storm Drainage ........................................................................................................................... .. ...................... 32#

Gas and Electric ........ ...... ........................................................................ ...... .................. ........................................ 32

Water ................ ............ ............ ........... ..................................................................................... ............. ............... ... 32

Maintenance Requirements ... .................................................................................................................................. 32

BUILDING DESIGN/ARCHITECTURE ................•.......................•..............................................•..........•.......• 33.li

Archileclllre ...................................................................................................................................... ................... 3312

Roofs and Rooftop Screening ................................... ............................................................................................ 33,J.;

Trash Enclosure ..... .................. ........ ... ................ ..................................................................................................... 3./

APPENDIX A - Site Design .................................................................................................................................. 40~9

APPENDIX B - Memory Care Elevations .......................................................................................................... 4140

APPENDIX C-Approval Letters and Exhibits ................................................................................................. 4149

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PROJECT DESCRIPTION The Sierra Senior Care Development is located at the south end of Virginia Lake Park between Mountain View Drive and Beck Street and west of Lakeside Drive in Reno, Nevada. The project consists of four parcels encompassing a total site acreage of 5.09 acres. The parcels have access from Mountain View Drive at the north end and Beck Street to the south. The location of the project is depicted in FIGURE I, Vicinity Map.

Sierra Senior Care._-when fully developed ... will provide a mix of senior care and senior living facilities as follows: Phase 1) a 48 bed memory care facility located in the center of the property, Phase 2) assisted living or skilled nursing facilities in any combination up to 94 beds located at the south end of the property, and Phase 3) Six Cottages for 12 one or two.::-bedroom independent living units. Residents of the Independent Living units will need to be age 55 or older in order to rent one of the units. The entire property will be professionally managed by one or more entities that are properly licensed by the State of Nevada. FIGURE 2, Site Plan, depicts the overall layout of the project.

An alternative option to the assisted living I skilled RlirsiRg faeilitySkilled Nursing Facility located on the south +/-1.91 acres of the PUD is a 44_:--unit affordable multi-family apartment project, as described in this handbook. The development and operational standards for this alternative use begin on page 2o+9 of this PUD Handbook.

An alternative option to the memory care/ independent living cottages located on the north ±3 acres of the PUD is a 70 bed Skilled Nursing Facility, as described in this handbook. The development and operational standards for this alternative use begin on page 27 of this PUD Handbook.

PROJECT INTENT & PURPOSE It is the intent of this handbook to 1) limit the uses of the site to senior living/senior care as shown on TABLE I; 2) clearly define the site layout including access, parking, and landscape requirements; and 3) specify the architecture, colors, and allowed building heights to give the surrounding neighborhoods the assurance as to what wi ll develop on this site. (refer to page +920 for the affordable multi-family option uses and standards and to page 27 for the 70-bed Skilled Nursing Facility uses and standards).

This Planned Unit Development will ensure that individual building pads and independent living units within the project will be developed in a manner which will complement each other as well as the surrounding area. Based upon the high visibility of the site and the fact that these parcels lie adjacent to the Country Club Acres Neighborhood Plan, it is the intent and purpose of this Planned Unit Development to provide a project which will be developed to a higher standard than would occur under standard zoning and development procedures. This planned unit development will also provide for a more consistent review and permitting process for individual facilities.

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Requirements contained in this handbook will ensure compatibility between each phase or the project. This will be achieved with similar landscape palettes, use of earth tone colors, and use of Craftsman style architecture throughout. In addition, a blanket parking and access easement will be recorded on the entire site allowing for access and shared parking, such that all required parking will be contained on-site.

This PUD wi ll sharply delineate, from an architectural as well as site design aspect, the transition from the Country Club Acres residential area located to the north and the high density developments to the south, west, and east of the project site. This project will establish a desirable transition in building size, building height, and landscape when traveling between Country Club Acres and the adjoining apartments and condominiums.

The allowed Land Uses will include Independent Living up to a maximum of 12 dwelling units with up to 24 bedrooms, Memory Care with a maximum of 48 beds, and any combination of Assisted Living and/or Skilled Nursing with a maximum of 94 beds. TABLE I below lists the maximum number of allowed dwelling units and beds of the above mentioned uses. Figure 2 shows the phasing and location of each use. (refer to page +920 for the 44-unit affordable multi­family option uses and- standards and to page 27 for the 70-bed Skilled Nursing Facility option uses and standardsj}-<

TABLE I - LIST OF ALLOWED AND ALTERNATIVE LAND USES

Land Use Dwelline Units or Beds Phase Memory Care 48 beds max. I Assisted Living and/or Skilled Nursing 94 beds max. 2 Independent Living (Duets/Cottages) 12 d.u. (1or2 bedrooms) 3

Alternative Land Uses Land Use Dwellinl! Units or Beds Phase

Affordable Multi-family (replaces the 94 bed assisted 44 units I (southern portion of site) livinl!/Ski lled NursinE?: Facilitv) Skilled Nursing/Rehab Facility (replaces the 48 bed memory 70 beds max. 2 (northern portion of site) care and 12 du CottaE?:es)

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GENERAL DESIGN ST AND ARDS

PURPOSE

The purpose o f these Design Guidelines is to specify permitted uses and development standards for Sierra Senior Care. The fo llowing sections will specify standards for general design, site design, landscape, fencing, lighting, screening, architecture, and signage. These are the standards to whi ch thi s project will be built.

CONFLICTS WITH RENO CITY CODE AND HANDBOOK STANDARDS

When there is a discrepancy between these Planned Unit Development (PUD) requirements includ ing text, deta ils, and exhibits, the more restricti ve sha ll apply. Unless specifically addressed in these PUD Design Standards, the applicable sections of the City of Reno Development Code, Title 18 as amended, shall apply at the time of applicati on for each building permit. The affordable multi- family option shall compl y with all standards listed below unless modified by standards beginning on page +920 of this Handbookkj. The 70-bed Skilled Nursing Facility option shall comply with a ll standards listed below unless modified by standards beginn ing on page 27 of th is Handbook.

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PARCEL SIZE AND ST AND ARDS The minimum parcel size shall be 9,000 square feet with a minimum lot width of 70 feet. Building Setbacks from property lines and minimum building separation will be as follows: • 12 feet minimum along Mountain View Drive. • 10 feet minimum along the west property line • 5 feet minimum along the east property line for the Cottages • 50 feet minimum along the east property line for the Memory Care and Assisted

Living/Skilled Nursing • 10 feet minimum along the south property line • 15 feet minimum from all interior property lines • I 0 feet minimum building separation between Cottages & 50 feet minimum for all other

buildings

Cottages and the Memory Care facility shall be limited to a single story structure with a maximum bui !ding height of 25 feet. The assisted living/skilled n1:1rsing faeilitySkilled Nursing Facility shall be limited to a two story structure with a maximum building height of 35 feet. The definition of building height shall be as defined within the Reno Municipal Code at the time each building permit is submitted.

An alternative option to the assisted living I Skilled Nursing Facility located on the south +/-1.91 acres of the PUD is a 44-unit affordable multi-family apartment project. as described in this handbook. The development and operational standards for this alternative use begin on page 20 of this PUD Handbook.

An alternative option to the memory care and independent living cottages located on the northern ±3 acres of the PUD is a 70 bed Skilled Nursing Facility, as described in this handbook. The development and operational standards for this alternative use begin on page 27 of this PUD Handbook.

ALLOWED USES

Allowable uses within the project shall be limited to the following. • Senior Independent Living (over 55 years of age) - Maximum of 12 two bedroom units

(Cottages). _• _Memory Care Facility- Maximum of 48 beds.

• An alternative option to the memory care and independent living cottages located on the northern ±3 acres of the PUD is a 70 bed Skilled Nursing Facility, as described in this handbook. The development and operational standards for this alternative use begin on page 27 of this PUD Handbook.

_• _Skilled }J1:1rsing FaeilitySkilled Nursing Facility and/or Assisted Living Facility - Combined

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Sierra Senior Care

maximum of 94 beds in any combination of either ski lled nursing and/or assisted living. • An alternative option to the assisted living I Skilled Nursing Facility located on the south

+/- 1.9 1 acres of the PUD is a 44-unit affordable multi-family apartment project, as described in this handbook. The development and operational standards for this alternative use begin on page 20 of this PUD Handbook.

SITE PLANNING

Vehicular Access

Sierra Senior Care will be accessed from both Mountain View Drive and Beck Street as fol lows:

STANDARDS

•

•

•

•

The access point on Mountain View Drive shall incorporate a traffic ca lm ing device to calm traffic on Mountain View and provide for safe pedestrian crossings to the City Engineer's approval. The traffic calm ing device shall be designed to physical ly slow speeds. Plans for the traffi c calming device shall be submitted to the city for approval with the first perm it issued for the project and constructed prior to issuance of the first certificate of occupancy. The cul-de-sac bulb on Beck Street will be completed in accordance with city requirements for half street improvements prior to issuance of the first certificate of occupancy. All service vehicles for the Memory Care, Skilled Nursing/Assisted Living faci lities (original approval from January 19, 20 11) in and the affordable multi-family option shall access the site from Beck Street. The Cottages and Memory Care facility shall take primary access from Mountain View Drive; secondary access shall be from Beck Street. The Ski lled Nursing/Assisted Living facility (original approval from January 19, 20 11) and the affordable multi-family option shall take primary access from Beck Street; secondary access shall be from Mountain View Drive. A gate with keypad shal l be installed with the first phase on the main access drive at the southeast corner of the Memory Care facil ity to separate the Skilled Nursing/Assisted Living and affordable multi-fam ily option access from the Memory Care and Cottages (original approval from January 19, 201 1) as noted above. This gate will provide for access by the Reno Fire Department and other emergency veh icles; and shall be designed and constructed to the satisfaction of the Fire Marshall.

_• _A ll improvements shall be required to satisfy and meet the requirements of the City of Reno Public Works Design Manual in effect at the time of each permit submittal.

The design alternative of a 44-unit affordable multi -family development and the 70-bed Skil led Nursing Facility shall have specific vehicular access requirements as outlined starting on page 20

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and again with page 27. These access alternatives include: • The primary vehicular access for the 44-unit multi-family development shall be from

Beck Street. • Employee and service vehicles shall access the 70-bed Skilled Nursing Facility off of

Beck Street. Visitor parking for the 70-bed Skilled Nursing Facility shall be off of Mountain View Drive.

• Two speed humps shall be installed on Mountain View Drive, located between Plumas Street and Watt Street, as part of the alternative for the 70-bed Skilled Nursing Facility. They shall be installed prior to the Certificate of Occupancy.

Interior Site Circulation

STANDARDS

• Interior Site circulation shall be laid out in accordance with the site plan as shown in APPENDIX A; and shall conform to all City of Reno Design Standards for drive aisle width and emergency vehicle access. Interior circulation patterns shall be laid out in a manner which wi 11 provide for logical traffic flow patterns and shal I take into account fire department access, service vehicle and delivery truck parking for deliveries as well as Disposal services.

• Provide directional signage to clearly delineate traffic flow patterns.

Pedestrian Access and Circulation

STANDARDS

• In order to provide pedestrian access to the Sierra Senior Care, sidewalks shall be constructed along Mountain View Drive adjoining the project and along the unfinished cul-de-sac bulb on Beck Street. These improvements sha ll be completed to include accessible ramps, as required by city code, prior to issuance of the first certificate ofoccupancy.

• Interior pedestrian circulation shall include a system of concrete walkways to extend along the main entry from Mountain View Drive and then along the east boundary of the property to Beck Street. Where the site abuts the City of Reno park parcel (Dog Park), the sidewalk sha ll have a landscape strip located behind the back of walk along the park property boundary as shown on the Landscape Plan included in APPENDIX A.

• Internal sidewalks shal l have a minimum width of five feet (5'). • Walkways adjacent to buildings shall be placed to provide safe and logical pathways from

parking areas to building entrances, and from building to building. • Pedestrian walkways shall be separated from buildings with a minimum 6=--foot wide

landscape strip located between the sidewalk and the building.

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Parking

STANDARDS

• Parking areas shall be laid out in accordance with the site plan included in APPENDIX A. The total number of parking spaces provided may not exceed the parking requirements listed immediately below by more than I 0%.

• The fo ll owing number of parking spaces will be required: ;,.. Independent Living Cottages - 1.2 spaces per unit. >- Memory Care - 0.4 spaces per bed. >- Skilled Nursing - 0.5 spaces per bed. J.> Assisted Living - 0.4 spaces per bed.

• A reciprocal parking and access easement shall be recorded for all access and surface parking areas (exc luding the all ey way that provides access to the duet garages) prior to the issuance of the fi rst building permit.

- Parking spaces that directly abut the Memory Care and Skilled Nursing/Assisted Living buildings (originally approved January 19, 2011) shall be 10 feet in width. All other parking spaces shall be 9 feet in width .

• • Maximum allowable vehicle overhang shall be 24 inches. In no case shall the usable

sidewalk width be less than 5 feet. Thus, where vehicles are allowed to overhang a sidewalk where parking stalls abut, the minimum sidewalk with shall be 7 feet.

_• _ Curb bumpers are not allowed. • Refer to design standards starting on page 27 for parking standards for the 70-bed Skilled

Nursing Facility alternative .

•

SITE DESIGN

Fencing

STANDARDS

• Colors and material s of fences shall be consistent with the overall project design concept and may consist of wood, wrought iron, decorati ve metal or other similar materials consistent with the overall project des ign concept.

• Fences sha ll step. rather than slope, to accommodate grade change.

Chain Link Fences I • Five or six::-foot tall, green, vinyl coated chain link fencing shall be allowed along the west

boundary of the project extending from the southwest comer of the project to the south property line of the single family home located at the northwest corner of the site on

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Alternative Option to the Memory Care/Independent Living Cottages - 70-bed Skilled Nursing Facility Located on the northern ±3 acres of the PUD

USE STANDARDS

Allowed Uses

Allowable uses within the project shall be limited to the following: • Skilled Nursing Facility/Rehabilitation Facility- A maximum of 70 beds

Operational Standards

At the facility, a doctor will supervise patient care. Other trained health care providers will help patients to go through rehabilitation including, but not limited to:

• Registered nurses to care for wound, administer medicines, and monitor other medical problems.

• Physical therapists will provide physical rehabilitation services. These services include getting up and sit down safely from a chair. toilet, or bed, climbing steps, ability to balance, and use of walker, cane, or crutches.

• Occupational therapists to teach skills needed to do everyday tasks at home, including li fe skills such as cooking, cleaning and daily tasks.

• Speech and language therapists will evaluate and treat problems with swallowing, speaking, and understanding.

• Respiratory care includes breathing exercise and help with those who suffer from lung problems

Other types of employees include janitorial and cleaning staff, office/administrator staff and cooking staff.

The faci lity shall operate 24 hours per day. While the majority of patient rehab services will operate during the day, the facility provides healthcare services to the patients on a 24-hour basis.

Trash pickup, parking lot sweeping, deliveries, and other exterior maintenance actiyities shall be limited to Q~twc_en the hours of 7:00 ~_,_m,_and 9:00 p.m.

The facility provides 70 private rooms, each with an individual bed and bathroom. Meal service can be provided in the cafeteria or in the individual rooms, as desired by the patients.

The total building area encompasses approximately 41, 516 SF in size. An outdoor courtyard is located in the central portion of the building. The courtyard area/patio is open to both patients and visitors.

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Visitor and patient admissions take place on the northern end of the building, through the main entrance. The employee entrance and shipping/receiving of large items takes place through the southern entrance.

If noise from operations become a continual issue to surrounding properties, the operator shall have a licensed acoustical engineer prepare a noise study and demonstrate compliance with the standards in RMC I 8. I 2.304{g), as amended.

SITE DESIGN

Parcel Size

The total acreage is approximately 3.2 acres in size.

Setbacks

Building setbacks from property lines will be as follows: • I 6oi feet minimum along Mountain View Drive • I 0 feet minimum along the west property line • 120 feet minimum along the east property line • 20 feet minimum along the south property line • 40 feet from the nearest single fami ly residentially zoned property line

Buildin2 Height

The Skilled Nursing Facility shall be limited to a single story structure with a maximum building height of 25 feet. The definition of building height shall be as defined within the Reno Municipal Code at the time each building permit is submitted.

Access (vehicle and pedestrian)

All visitor parking shall be located in the northern parking lot, with access off of Mountain View Drive. All employee parking shall be located in the eastern parking lot, with access off of Beck Street. A gate shall physically separate the visitor and employee parking lots and shall be kept closed at all times, unless needed for emergency services. The gate shall be locked with a knox box or other form of lock, as approved by the Reno Fire Department.

• Interior pedestrian circulation shall include a 5' wide sidewalk along the main entry from Mountain View Drive and then along the east boundary of the property to Beck Street.

• Internal sidewalks shall have a minimum width of five feet {5'), with the exception of sidewalks abutting parking spaces as discussed in the parking section on Page 29.

• Walkways adjacent to buildings shall be placed to provide safe and logical pathways from parking areas to building entrances, and from building to building.

• Pedestrian walkways shall be separated from buildings with a minimum 5-foot wide

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Sierra Senior Care

landscape strip located between the sidewalk and the building. • 2 speed humps shall be installed on Mountain View Drive, located between Plumas Street

and Watt Street, as part of the alternative for the 70-bed Skilled Nursing Facility. If approved by the City Traffic Engineer the tratlic calming devices shall be installed prior to the Certificate of Occupancy. fhese shall be apprO't'ed by the City of Reno P1:1blic Works Department and installed arior to eerti fieale of oee1:1paney.

Parkin2

• Parking Rate - Skilled Nursing Facility: 1.21 spaces per bed • All parking stalls shall be in accordance with the minimum width and length as required in

the Reno Municipal Code. as amended. • Maximum allowable vehicle overhang shall be 2 feet. In no case shall the usable sidewalk

width be less than 5 feet. Thus, where vehicles are allowed to overhang a sidewalk where parking stalls abut, the minimum sidewalk with shall be 7 feet.

• Parking stalls located within the employee parking lot that do not abut a sidewalk may be 9'x 18' in size. This allows for additional landscape width on the east side to accommodate a landscape swale to capture parking lot runoff.

• Minimum dimensions of accessible parking spaces shall be as provided by either of the two options detailed below: • Option I: All accessible parking spaces shall be a minimum of eight (8) feet wide, with

an adjacent access aisle with a minimum width of five which may be placed between two accessible spaces so as to serve both spaces.

• Van accessible spaces shall be a minimum of eight wide, with an adjacent access aisle which is a minimum of eight wide which may also be placed between two van accessible spaces to serve both spaces.

• Option 2: All accessib le parking spaces shall be a minimum of 11 feet wide with an adjacent access aisle with a minimum width of five feet, which may be placed between two accessible parking spaces so as to serve both spaces. See Figure 18.12-19.

• Curb bumpers are not allowed. , . " l{hhc the i11..,:,1 l.11101 ot "!\u-Par"111 •' ..,,~11,1g,c .ind 111.ir"in~-;

111 th: ..,outh ..,jJe ,,! '\lount.1 r \It:\\ Drl\c .il,lll!! lhc projcc~ fronta •1.:: Pio )\l'>t:d ''-"·P,ir"111 • i •na"c ..,hall be 111 thc J, rmal nl thc (it I 1.itliL I ll"llH:cr."

Landscapin2 and Screenin2 • The minimum landscape area shall be 20% of the gross site area or 44,312 SF. • Surface parking lots shill.I i11cornorate a minimum of 25 square feet of landscaped area for

each required off-street parking space. • A 3-foot tall landscape earth berm and shrubs shall be planted in the IO' wide landscape strip

fronting Mountain View Drive. • A minimum of 3 large canopy shade trees and 11 flowering/accent trees shall be planted in

the landscape strip adjacent to Mountain View Drive. • Parking lots and sidewalks shall be separated from buildings by a minimum 5-foot wide

landscape strip with a minimum of one tree planted at a ratio of 30 feet on center.

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Sierra Senior Care

• The landscape strip on the eastern side, adjacent to the employee parking, shall be a minimum of 9-feet wide and shall be used as a Low Impact Development (LID) feature. The landscape strip shall accommodate a landscape swale to capture parking lot runoff.

• The landscape design shou ld be consistent with the landscape plan shown in Figure I 0. This includes I 48 trees made up of a mix of evergreen trees. deciduous shade/street trees and deciduous flowering accent trees. For each tree, 6 shrubs shall be provided for a minimum of 888 total shrubs. The maximum lawn area will be 50% or 22, 156 SF.

• Large evergreen trees shall be placed in the landscape area abutting the single family residential property to the northwest.

Site Li2htin2

All site lighting for the 70-bed Skilled Nursing Facilitv will be consistent with the design standards set forth in the PUD Handbook on Page 12.

Walls and Fences

All walls and fences for the 70-bed Skilled Nursing Facility will be consistent with the design standards set forth in the PUD Handbook on Page I I .

Site Grading and Retaining Walls

All site grading and retaining walls for the 70-bed Skilled Nursing Facility will be consistent with the design standards set forth in the PUD Handbook on Page 11.

Sign age

• All signage for the 70-bed Ski lled Nursing facility will be consistent with the design standards set forth in the PUD handbook on Page 16.

• NQjntemally illuminated wall signs arc permitted on the side or rear of the building.

Entitlement Process • Architectural and Civil improvement drawings must be submitted and approved prior to

issuance of any permit for the project. These drawings must be in substantial compliance with the site plan. landscape plan, and arch itectural plans contained in this PUD handbook.

• The two speed humps on Mountain View Drive, located between Plumas Street and Watt Street, shall be approved by the City of Reno Public Works Department and installed prior to certificate of occupancy.

• The gate separating the visitor and employee parking lots shall be approved by the Reno Fire Department and installed prior to the certificate of occupancy.

• Building permits are required for each new structure to the approval of the zoning administrator and/or his designee.

Infrastructure

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Sierra Senior Care

Sanitary Sewer

Sanitary sewer will be serviced by the City of Reno. The design peak flow for the proposed property is computed using 650 gallons per day per room (peak flow) for the 70 bed facility. Existing public sanitary sewer lines exist in both Mountain View Drive/Audubon Way and Beck Street. The 8" sewer line in Mountain View ties into an existing system within Lakeside Drive. The 8" sewer line in Beck Street also ties into Lakeside Drive. The development will tie into either the sewer line in Mountain View Drive or into the sewer line located in Beck Street, which is being extended to the adjacent multi-family development.

Prior to the issuance of any permit, the applicant shall have an approved Sanitary Sewer Report in accordance with the Public Works Design Manual. The applicant shall have plans for all required public sanitary sewer improvements approved by the Community Development Department in accordance with the Sewer Report. All required off-site sanitary sewer infrastructure shall be constructed by the applicant and deemed complete and functional by the City prior to the issuance of any certificate of occupancy.

Storm Drainae;e

There are existing catch basins and associated storm drain manholes n both Mountain View Drive and Beck Street. The Beck Street catch basin ties into a system that runs along property lines further east of the PUD and the outfall is in Virginia Lake. The projects drainage system design will perpetuate existing flow patterns and retain the increase in flow in the proposed detention basin located at the far southeast corner of the PUD.

Prior tQ the issuance of any permit, the applicant shall have an approved llydrology Report addressing on-site and off-site storm water nows, detention, and facility capacities for the pre­development and post-development site conditions, including post construction stor_m_ water quality management. The applicant shall demonstrate the proposed storm water collection and discharge facilities, including infrastructure, access, and easements, are consistent with pre­developmcnt conditions as specified in the Public Works Design Manya!.

Gas and Electric

Gas and electrical connections shall be coordinated with NV Energy. Specific sizing and locations will be determined during final design and prior to submittal of a building permit.

Water

There project will tie into the existing 12' water line in Mountain View Drive or tie into the TMW A water line connection from Beck Street.

Maintenance Requirements

Prior to approval of the first building permit, the applicant/developer shall provide appropriate documentation that CC&R's specific to the project are recorded with the Washoe County

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Sierra Senior Care

Recorder's office to insure and enforce maintenance of all site landscaping, building exteriors, roofing, on site drainage improvements and site lighting. This association shall remain in force and effect throughout the lifetime of this project.

BUILDING DESIGN/ARCHITECTURE

Architecture

The project is characterized as having a Craftsman style theme. Specific architectural elements include tapered columns that are short and rest upon stone piers, warm earth tone colors, a mix of materials that includes stone, Jit il k1 roof shingles, stucco and wall siding. Building elevations should be consistent with Figures 8 & 9 and include the following elements:

• Warm earth tones, including tans and brown. shall be used for the primary surface color. • Colors and materials of roofs and facades facing a public street or primary parking area shall

be consistent throughout. • Acceptable materials include stucco, stained wood finish, metal finish, stone veneer, ')

glass. exterior cement plaster, and composition panels that will achieve the requirement of the Craftsman theme.

- Architectural features shall include a porte cochere, gabled pop-outs, wood beams, stone facade. and a pitched rootline, per Pages 35 and 36.

• Articulation standards as required in RMC 18. 12.30 l (a), as amended, shall be melon all four i ides Qf the building.

Roofs and Rooftop Screening

Roofs and rooftop screening standards facilitate attractive, unobtrusive views of roofs from neighboring properties. Roof standards promote visual continuity by establishing compatible materials and colors for the project.

• Mechanical equipment, including rooftop equipment, such as air conditioning and heating units shall be screened from public view in accordance with city code, as amended.

• The design character of rooftop screening shall be compatible with similar materials. form and color as that of the building below.

• Drainage equipment must be visually integrated into the building design as an enhancement or accent.

• Flat roofs are permitted on the Skilled Nursing Facility building, but shall be designed with a pitched roof (Mansard) when seen from public view.

• Roof materials shall include asphalt roof shingles. • Roof forms shall be articulated using gables. hips. clerestories or dormers to break up

continuous planes.

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Sierra Senior Care

Trash Enclosure

Trash receptacles must be located outside of the building setbacks and to the side or rear of the building, out of public view from Mountain View Drive. Trash enclosures shall be screened using a solid wall constructed of building material that is architecturally compatible with the building. Wall materials shall be designed with warm earth tone colors. and comprised of a mix of materials that includes stone. stucco and siding.

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Sierra Senior Care

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Sierra Senior Care

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Sierra Senior Care

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