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6.2 Planning Division staff has determined that the proposed REZONING of the property is appropriate because the B -3 Zoning District allows the desired use, which the City Code identifies as suitable for areas guided for "business" uses by the Comprehensive Plan, and prohibits several other entertainment uses that could have significant noise and traffic impacts on the neighboring residential properties in the hours when those residents are most likely to be at home. 6.3 Although the property could be used for any of the uses allowed in the B -3 zoning, the proposed assisted living facility would be a relatively quiet use that could be expected to serve as a buffer between Larpenteur Avenue and the single - family homes to the north. 7.0 SKETCH PLAN 7.1 The sketch plan indicates a 33 -bed assisted living facility. Assisted living facilities are conditional uses in a few residential districts and, as discussed above, permitted in the proposed B -3 District. Aside from any land use approvals that may be necessary, assisted living facilities are regulated by the Minnesota Department of Health and must be in compliance with their operating and licensing requirements. The floor plan shown in the application materials should, therefore, be viewed as merely indicative of the land use because the State's licensing requirements will ensure that the health and welfare of potential residents is protected. 7.2 Storm water requirements imposed by the City and the Capital Region watershed District are not being considered at this time; instead, these requirements must be satisfied prior to the issuance of the necessary building permits. 7.3 The City Code requires that trash handling equipment is to be enclosed within the building; Planning Division staff believes that this requirement can be met by building a suitable space into the structure immediately to the south of where the "trash" is shown on the sketch plan. This, too, is a detail that will be addressed as part of the permitting process. 7.4 As they're shown on the sketch plan, the freestanding signs do not comply with Code regulations, but sign permits will not be issued until the requirements are met. 7.5 Roseville's parking requirements do not specifically address the number of spaces that are required for an assisted living facility; hospitals and nursing homes, the most closely - related uses, are required to have at least 1.2 spaces per bed and .25 spaces per bed, respectively. The proposed parking lot shows 17 spaces, or .52 spaces per bed, which is in line with the requirements for hospitals and nursing homes and is consistent with what is required in other communities. 7.6 The parking area for the existing office development crosses the eastern property line into the Dale Street right -of -way, extending to about 10 feet from the curb. The proposed parking area would be entirely on private property and the existing pavement within the right -of -way is shown as being replaced with turf and landscaping. If additional parking is needed for the assisted living facility in the future, the Public works Department has expressed a willingness to enter into an "encroachment agreement" which would allow additional parking spaces to be re- installed in the right -of -way. PF08 -0 17 RCA 06 1 608.doc Page 3 of 6