pf09-002 - Laserfiche WebLink

Home

� � 7.3 Access: The applicant proposes to access the site and building via Midland Grove Road (a public road). Trip Generation engineering data (Institute of Transportation Engineers' Trip Generation Report, 8th Edition (2008)) provided by the applicant's consultant indicates that a 77-unit senior development could generate approximately 270 trips/day overall or approximately 3.5 trips/day per household; 0.13 trips per occupied dwelling unit during the a.m. peak (between 7& 9 am), 36% entering and 64% exiting; and 0.16 trips per occupied dwelling unit during the p.m. peak (between 4& 6 pm), 60% entering and 40% exiting. Assuming the same trip generation from the Midland Grove Condominium, the existing 174 units would create 609 trips per day or a total of 879 trips per day for the two developments. 7.4 Parking: Resident and employee parking will be accommodated through underground parking located under the building with 81 planned spaces, and visitor parking will be accommodated with approximately 22 surface spaces provided in a courtyard setting. Section 1019.10(A) of the City Code sets minimum parking standards by use. This section does not specifically identify a parking requirement for assisted-living units as a use and, per to Section 1019.10(B), `'where land uses are proposed that are not specifically listed above [within 1019.10(A)], the City Council shall establish a reasonable number of off-street parking space for such use." The City Code has established parking requirements for nursing homes and senior housing at one space per four beds and one enclosed space plus 0.3 spaces of visitor parking, respectively. Based on the proposed use, the Planning Division has determined the parking requirement to be 77 enclosed and 23 surface spaces, for a total of 100 parking spaces. The proposal achieves this total by providing 4 additional enclosed spaces than reyuired for a total parking count of 103. 7.5 Landscaping: The applicant has indicated a strong desire to preserve as many trees as feasibly possible, especially those near the intersection of County Road B and Midland Grove Road and north along Midland Grove Road. The applicant will also attempt to preserve and/or transplant some of the apple trees that dot the property. As for proposed landscaping, the plan indicates boulevard trees, interior trees and shrubs throughout the site. Shrubs would act as a natural screed for the main level patios and all storm water management areas will require some form of heightened landscape. 7.6 Pathways and Sidewalks: Section 1013.07 of the City's Code requires that new non- motorized pathways be constructed as part of new development on properties that are designated through the official pathway system plan. However, the plan does not indicate sidewalk or path requirement along the north side of County Road B. The DRC is recommending a sidewalk from Midland Grove Condominium parcel to County Road B adjacent Midland Grove Road and looking into a way in which sidewalk can be provided from Midland Grove Road to Cleveland Avenue, where the identified crossing lies. 7.7 Stormwater: Stormwater will be collected and treated on site. The conceptual stormwater management plan indicates three infiltration areas, one at the rear of the building to assist with adjacent property drainage, and the other two in the southwest corner of the property. PF09-002_RPCA_020409.doc90308 Page 4 of 6