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109 residential neighborhoods from busy commercial areas or major roadways like 110 Larpenteur Avenue; ill b. The proposed use is not in conflict with a Regulating Map or other adopted plan since 112 no such plans apply to the property; 11 '3 c. The proposed use is not in conflict with City Code requirements since permits will 114 not be issued if the plans fail to meet all of the relevant requirements and, moreover, 115 the conditional use approval can be rescinded if the use or the property fails at any 116 time to comply with all applicable Code requirements or conditions of the approval; 11 7' d. Since the infirm and/or elderly nature of the residents of a nursing home or assisted 118 living facility suggests that use of nearby parks would be limited primarily to 119 employees and visitors and, because the traffic analysis concluded that vehicle trips 120 generated by the proposed use are limited, especially during the typical a.m. and p.m. 121 peak traffic periods, the proposed use will not create an excessive burden on parrca, 122 streets and other public facilities; �p I 123 e. As a relatively quiet and low-impact residential use, the proposed assisted living 1214, facility will not be injurious to the surrounding neighborhood, will not negatively 125 impact traffic or property values, and will not otherwise harm the public health, 126 safety, and general welfare; 12 7' f. The proposal, which is located adjacent to a neighborhood of one-family homes, 128 includes access to arterial streets with a one-way, entrance-only access from 129 Larpenteur Avenue and a two-way entrance/exit to Dale Street in the same location as 1 '3 0 the southern end of Alta Vista Drive; 1 '3 1 g. While residents of the proposed secure facility would not fully utilize the required 1'32 150 square feet of open space per person, the yard and the adjacent right-of-way l'3'3 combine to provide approximately 24O square feet of usable open space per bed; and l'N34 h. An appropriate transition area between the use and adjacent property can be 1'35 accomplished by the proposed landscaping in conjunction with a 6-foot privacy 1'36 fence,, which will be consistent with the residential character of the neighborhood. 1 N3 ".1 ............ 7' 8.2 Planning Division staff also concurs with the recommendation of the Planning 1'38 Commission to approve the proposed CONDITIONAL USE with the following conditions.- 1'39 a. The applicant shall remove the existing paved area in the Dale Street right-of-way as 14 0 part of preparing the site for the proposed development, shall install a sidewalk within 14 1 the right-of-way consistent with Roseville's Pathway Master Plan, and shall restore 14 2 the remainder of the right-of-way with turf grass and/or other approved landscaping; 14 3 b The applicant shall provide a diagram illustrating the movements of trash collection 1 14-4, and other large vehicles into and through the site to verify that the turning radiuses 14 5 are adequate; 14 6 c The applicant shall install a fire suppression sprinkler system and,, if nursing services 14 7' are to be provided, the applicant shall also install an alarm system; 14 8 d The applicant shall establish screening along the northern and western property 14 9 boundaries consistent with the landscape plan reviewed with this application as part 150 of Attachment C with the addition of a 6-foot tall opaque fence in those areas; and PF I I -O I 3RCA082211 (2).doc Page 4 of 5