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2 the 2008 rezoning process and one of the primary concerns reiterated in the public 6'3 hearing for this application. To demonstrate that traffic will not be problematic, the &4 applicant hired SRF, Roseville's consulting traffic engineers,, to prepare a traffic 65 study for the proposed use in its location; the study is included with this staff report 66 as Attachment F. The traffic study indicated that the proposed use would have the 6 7' potential to add 117 vehicle trips per day to the surrounding roadway network. SRF's 68 analysis concluded that only about 3 of the daily trips are likely to leave the site and 69 drive northward on Alta Vista Drive; as the report describes, the amount of such 7'0 traffic is so small because there are several other,, less restrictive options for motorists 7'1 who have destinations north of the site. For the sake of comparison, afternoon peak 7'2 traffic levels associated with a typical commercial reuse of the existing building 7`3 would be nearly double that of the proposed assisted living facility; not only would 74 the p.m. peak traffic of the proposed use be lower than a typical commercial use,, 7'5 however,, it's peak morning and afternoon traffic volumes occur earlier than most 7'6 other uses,, so the proposal would contribute even less to the actual rush hour traffic 7 . .... 7' on the roadway network. 7'8 With respect to its impact on parks, Suite Living provides "high acuity"' care, and 7'9 residents are not allowed to drive or keep vehicles so all outdoor recreation occurs 80 within a secure,, fenced area. This means that use of nearby parks would be limited to 81 employees and visitors. By its action, the Planning Commission supported the finding 82 that an assisted living facility would not impose excessive burdens on public parks, 8'3 streets,, or other facilities. &4 e. The proposed use will not be injurious to the surrounding neighborhood, will not 85 negatively impact traffic orproperly values, and will not otherwise harm the public 86 health, safety, and general weave. The Planning Commission found that an assisted 8 7' living facility will be a low-impact use and a good development in the proposed 88 location,, especially since the traffic analysis ultimately leads to the conclusion that 89 the criterion in item "d" above can be met. go 5.2 REVIEW OF SPECIFIC CONDITIONAL USE CRITERIA.- Section 1009.02D of the City Code 91 establishes additional standards and criteria that are specific to nursing homes and 92 assisted living facilities; they are as follows. 9'3 a. The yard requirements for multi family use in the district apply. No specific setback 94 requirements are established for multi-family uses in the NB District, so this 95 provision does not apply to the present proposal. 96 b. A facility established after the effective date of this ordinance within a predominantly 9 7' residential or mixed use area shall have vehicular access to a collector or higher 98 classification street. The proposal meets this requirement by having a one-way, 99 entrance-only access from Larpenteur Avenue and a two-way entrance/exit to Dale 100 Street in the same location as the southern end of Alta Vista Drive. 101 c. The site shall contain a minimum of 150 square feet of usable open space per 102 resident, consisting of outdoor seating areas, gardens an /or recreationalfacilities. 10'3 Public parks orplaias within 300 feet of the site may be used to meet this 1 G14 requirement. Suite Living's safety protocols prevent residents from being allowed 105 outside of the secured areas of the facility, for this reason, Planning Division staff 106 believes that this requirement does not presently apply. If this practice changes in the PF I I -O I 3-RCA - 072511 Page 3 of 7