7.1B. SR 08-15-2016 - Laserfiche WebLink

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variations. The elevation view for all sides of the proposed building shows various materials being used such as brick,paneling, and shakes. The garage floor plan shows a refuse collection area. All refuse collection containers shall be stored within a closed enclosure facility at all times,large enough to accommodate the collection of all materials. The identified collection area will help guarantee all refuse containers and materials shall be out of sight from neighboring properties and street. Setbacks The PUD zoning provides flexibility from the strict application of the BP zoning district to the mutual benefit of both parties through an open, transparent review of a project,in lieu of a number of variances, some of which could not be granted. The setbacks will be consistent with similar uses in the city's zoning ordinance, and all parking and drive areas will need to maintain a 10 foot setback. Landscaping A preliminary landscaping plan was provided to staff,which showed 35 over story, 23 coniferous and 19 ornamental trees. This plan exceeds the 48 trees required by ordinance. Staff have reviewed the type and location of the proposed landscaping and feel it will meet the long term ascetics in the area. The wetland buffering requirements are intended to separate impervious surfaces from the wetlands, to allow storm water to cool, drop pollutant, and infiltrate before entering the protected waters. The applicant has provided a landscaping plan exceeding the 45 foot setback area to provide for these benefits. Additionally, the applicant is aware of the 25 foot wetland buffer area and will maintain this area around the wet pond as natural vegetation. Parking and Access Based on the ordinance for memory care, assisted living and independent living a total of 179 parking stalls would be required with 36 spaces completely enclosed. The preliminary site plan proposes 68 surface parking stalls and 36 below ground parking stalls. Staff feels an adequate number of onsite parking stall would be proof of parking for 129 spaces, along with 36 spaces underground. Staff encourages shared parking lots with neighboring properties to the north and west if additional parking is needed in the future. It is anticipated that the senior housing project's highest traffic demand will occur during off peak times for neighboring business,which will allow for ample street parking. Staff feels proof of parking along with street parking will be an appropriate solution. Staff recommends visitor parking be designated and near the lobby entrance as this will be the main point of access. Staff also recommends employee parking be designated. Applicable Regulation The issuance of a Conditional Use Permit can be ordered only if the use at the proposed location: 7. LVill not endanger, injure or detrimentally affect the use and enjoyment of otberpropegy in the immediate vicinity or the public health, safety, morals, comfort, convenience orgeneral nvr fare of the neighborhood or the city. The impacts of the proposed operation were reviewed by staff. It does not appear the proposed senior housing use will detrimentally affect surrounding parcels. N:ADepartments\Community Development\Planning\Case Files\CUP\CU 16-21 Heath Development\5-City Council\7.1b_CU 16-21 CC Staff Report-ER Senior Properties.docx