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HomeMy WebLinkAboutZ-5107 Staff AnalysisNovember 15, 1988 SUBDIVISIONS Item No. 15 Name: Pleasant Valley Living Center Site Plan Review (Z-5107) Location: The south side of Hinson Road approximately 800 feet east of Napa Valley Road. Owner/Applic_ant: Southern Key Investments/Doug Walsh Proposal: To construct a one-story 97 bed nursing home facility (30,240 square feet) and provide a total of 38 paved parking spaces on 2.4683 acres of land that is zoned "0-2." ANALYSIS The site plan generally meets the requirements under the 110-2" district. There are, however, some serious deficiencies that need to be addressed. Parking requirements for a nursing home are one space per bed resulting in a deficiency of 59 spaces for this project. In addition, the site plan needs to show: (1) proposed landscape areas; (2) a minimum 20 feet (width) paved access drive; (3) a 40 foot buffer and a 6 foot screening fence along the south property line (as required by the Subdivision Ordinance); and (4) dumpster location. CITY ENGINEER COMMENTS See comments for item no. 1 (Pleasant Valley Living Center Addition). STAFF RECOMMENDATION Approval, provided the applicant agrees to: (1) submit a revised site plan that contains adequate parking, a minimum 20 foot wide access drive, landscape areas, 40 foot buffer and 6 foot screening fence along the south property line, and dumpster location; and (2) comply with preliminary and final plat requirements. November 15, 1988 SUBDIVISIONS Item No. 15 (Continued) - _-—__---- SUBDIVISIONCOMMITTEE REVIEW: The applicant was present and agreed to comply with Staff recommendations with the exception of parking. The applicant stated that the one parking space per bed requirement was excessive based on their experience, but they would include additional parking on a revised site plan- The Staff stated that the application will require two variances from the Zoning Ordinance requirements which the Planning commission can grant. The variances were: (1) from a minimum 200 feet frontage on a public boundary street; and (2) from a parking requirement of one parking space per bed. The Staff also stated that the applicant should not construct a gate across the private access drive and that they would be required to contract with the Water Works for the maintenance of fire hydrant facilities. The applicant agreed to comply. Finally, the Staff stated that the applicant should contact the Fire Department to satisfy any potential access issues and to provide proof that all utilities can be provided to the site. The Wastewater Utility stated that a sewer main extension would be required. PLANNING COMMISSION ACTION: The applicant was present. There were no objectors. The Staff stated that they•had received the revised site plan that would require four ordinance waivers. Two requests were for variances from the Zoning Ordinance and they were: (1) 200 feet minimum frontage on a public boundary street; and (2) one space for every 2.55 beds rather than the required one space for one bed. The two variances from the Subdivision Ordinance were: (1) deletion of the six feet screen fence; and (2) allowing an intrusion into the fifteen feet undisturbed area of the forty foot buffer for a turnaround area. Staff further stated that they recommended approval of all the waivers and that they had received information on parking required by the State (one space per five beds). A discussion ensued about the proper amount of parking. The Commission stated and the applicant agreed to provide 42 paved parking spaces on-site. The applicant stated that the property owner would cooperate on the platting, access, allowing utility easements to their site, and sharing parking on the existing adjacent parking area (located to the north). The applicant agreed to submit a November 15, 1988 SUBDIVISIONS revised site plan showing the additional parking and delineating the forty foot buffer area. The Commission then voted 11 ayes to approve the application as recommended by the Staff and agreed to by the applicant.