HomeMy WebLinkAboutZ-6106-A Staff AnalysisDecember 22, 1997
Item No.: 2
File No.
owner:
Address:
Description:
Zoned:
Variance Reguested:
Justification:
Present Use of Propert :
Proposed Use of Propert :
Staff Report:
A. Public Works Issues:
Z -6106-A
David Henry/National Assisted
Living Limited Partnership
11600 Woodland Heights
Part of Plot K, Woodland Heights
Subdivision
O-3
A variance is requested from the
on-site parking provisions of
Section 36-502 to permit a reduced
number of parking spaces.
The applicant's experience with
this type of facility has shown
that only a small fraction of the
facility's occupants will utilize a
vehicle. The proposed number of
spaces is adequate for staff,
vendors and visitors.
Residential
84 bed assisted living facility
1. Move the driveway entrances 25 feet from property line
in order to conform to City Ordinance. Dedicate 30 foot
of right-of-way from the centerline of Woodlands Drive
and Summit Street. Grading permit will be required
prior to construction, submit drainage and grading plan
with soil loss calculations to Civil Engineering.
2. Stormwater detention ordinance applies to this property.
3. Provide design of streets conforming to "MSP" (Master
Street Plan). Construct one-half street improvements to
these streets including 5 foot sidewalks for both
boundary streets to commercial street standards.
4. Plans of all work in right-of-way shall be submitted for
approval prior to start of work.
5. Obtain barricade permit prior to constructing within
right-of-way.
6. Provide striping and signage plans for the development,
for Traffic Engineering approval.
December 22, 1997
Item No.; 2 Cont.
7. Prepare letter for street lights as required by Sec. 31-
403. If development is to proceed on plot "L" or
remaining portion "K" or applicant is required to plat
property, dedication of right-of-way for these frontages
including commercial street improvements are required by
Ordinance. The curve in Woodland and Fairview Streets
does not meet commercial street standards. This curve
should be improved to minimum centerline curve radius of
450 (unless super elevated). A waiver of standards
maybe requested for Planning Commission consideration
and action by Board of Directors assuming preliminary
plat required.
B. Staff Analysis:
National Assisted Living Partnership proposes to construct
an eighty-four (84) bed assisted living facility on the 0-3
zoned property located at 11600 Woodland Heights Road. The
development consists of a new building, a portion of which
is two stories in height and a portion which is one story.
The two story portion will contain an assisted living
facility and a personal care facility will be in the one-
story portion. The entire facility contains a total of 84
beds/units. An existing single family residence and
accessory structure located on the uphill (north) side of
the property will remain to be used as an ancillary use
related to the development. Section 36-502 requires this
type of use to provide one on-site parking space for each
bed; a total of 84 spaces for this development. The
applicant is requesting a variance to allow 47 on-site
parking spaces.
Based on the applicant's experience with facilities of this
type, it is believed that the proposed 47 parking spaces
will be adequate. The applicant states that 30 of the 84
residents will be Alzheimer patients who will not have
access to a vehicle. Of the remaining 54 residents, only a
small fraction will keep a vehicle on the site. If this use
is typical of similar facilities, transportation to off site
appointments and events will be provided by the facility
using a van or similar vehicle.
The applicant has provided projected visitor and staff
numbers based on a 98% occupancy rate and their past
experience with this type of facility. Three (3) persons
will be visiting the Alzheimer unit at any one time. The
8:00 a.m. - 4:00 p.m. shift staffing level will be 6 persons
for the Alzheimer unit. Staffing will be less for the
remaining two shifts. Three (3) persons will be visiting
the assisted living facility at any one time. The 8:00 a.m.
- 4:00 p.m. shift staffing level will also be 6 persons with
less staff during the remaining two shifts. A total of 6
visitors can be expected at the facility at any one time.
2
December 22, 1997
No.: 2 (Cont.
Total maximum staffing during the 8:00 a.m. - 4:00 p.m.
shift is 12 persons with less staff at other hours.
The site is fairly level at the Woodland Heights Road side,
where the facility is proposed to be constructed. The
property rises rather significantly to the north as it
approaches Summit Road. Constructing additional parking to
the north of the proposed facility would require significant
grade modification. Staff believes it is reasonable not to
require such construction if the proposed 47 spaces are
indeed adequate.
Staff believes it is important to tie the parking variance
to this proposed use. Any change in occupancy must meet the
on-site parking requirement or reapply to the Board of
Adjustment.
C. Staff Recommendation:
Staff recommends approval of the requested parking variance
subject to compliance with the following conditions:
1. Compliance with Public Works Comments
2. Compliance with all applicable Landscape and Buffer
requirements
3. The parking variance is limited to this proposed use.
Any change in occupancy will have to meet the on-site
parking requirements or reapply to the Board of
Adjustment.
4. Compliance with the conditions of Ordinance No. 17,559
which rezoned this property from R-2 to 0-3.
BOARD OF ADJUSTMENT:
(DECEMBER 22, 1997)
The applicant was not present. There were no objectors present.
Staff informed the Board that the applicant had requested that
the item be withdrawn for possible refiling at a later date.
The item was placed on the Consent Agenda and approved for
withdrawal by a vote of 6 ayes, 0 noes, 1 absent and 2 open
positions.
3