7.1. SR 12-16-2013 - Laserfiche WebLink

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The conditional use permit, as proposed,would allow for the construction of the proposed memory care facility as a permitted use. Access to the site will be via the service drive. The facility will be a one story 14,500 square foot building with parking to the north of the facility. Analysis Plat The preliminary plat creates two lots, one buildable and with a current development plan,and the second as an outlot for future development. The oudot includes a 1.7 acre wetland that will be impacted by the proposed project. The construction of Yankton Street, a sidewalk, and a detention pond encroach on the 25 foot wetland buffer. However, due to the existing location of Yankton Street and the hardship created by extending the roadway and sidewalk,staff supports the proposal. Site Plan The facility is sited on a triangular shaped parcel and access comes from two driveways off of the service road and one from the temporary cul-de-sac. The sidewalk along Yankton is extended to the intersection with the service road,and a new sidewalk will be constructed on the south side of the service road. The parking lot includes 15 spaces,meeting the ordinance requirement of 12 to 13 stalls depending on the number of facility vehicles.The building is bordered by a sidewalk on two sides for pedestrian access to and from the building and the parking lot. The trash enclosure is located east of the parking lot,near the entrance from the temporary cul-de-sac.The enclosure is with finished with prefinished steel siding designed to match the building. Drainage and Grading The site design collects runoff from the parking lot and directs it to two raingardens along the south side of the unnamed road. Overflow from the raingardens is directed to the proposed stormsewer. Drainage from the roadway is channeled through curb and gutter to a series of catch-basins. Overflow and surface water runoff is directed to a wet detention pond west of Yankton Street. The pond is approximately nine feet deep under normal conditions,and directs excess runoff into the wetland. The drainage plan has been reviewed by staff and meets the current requirements. The grading plan requires two retaining walls, one adjacent to the sidewalk west of Yankton, and one along the east side of the parking lot. The retaining walls are approximately 3 to 3.5 feet tall. When a retaining wall is three feet or more in height a fence or barrier must be installed.The retaining wall along Yankton includes a three foot black chain link fence. Staff has concerns with this retaining wall as it is located within the proposed right-of-way for Yankton. If located within city right-of-way it would become the city's responsibility in the future. The wall along the parking lot includes a four foot solid vinyl fence which also serves to prevent headlights from shining into the adjacent residential properties. Building/Architecture The proposed facility includes 20 dormitory style rooms, an in house kitchen,a dining room, and a sun room with access to an outside patio.The patio is constructed with concrete and surrounded by a six foot privacy fence.