2008-10-07_PR Comm Packet - Laserfiche WebLink

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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 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. The Code does not have a requirement for assisted living, but 0.5 spaces per unit is a generally accepted parking requirement for this type of use. Based on the proposed programming for this facility, the parking requirement is 81 total units with 46 of those enclosed. This includes 4 parking spaces for the memory care element, 17 parking spaces for the assisted living element, and 46 enclosed and 14 visitor spaces for the independent living component. Staff recommends that additional underground and surface parking spaces are designed into this project to accommodate on-site parking demands. e. Landscaping_ The landscaping plan is proposing significant landscaping as part of this project, including a formally landscaped building entrance with a fountain, a naturalistic stormwater pond, and deciduous trees between two structures. As described in sections 6.2.a. and b. of this report, staff recommends that site this project integrate "gateway" landscaping elements near the intersection of Cleveland Avenue and Langton Lake Drive and that the final landscape design encourage a pedestrian friendly environment along Cleveland Avenue. f. 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. A sidewalk is shown on the concept plan the full length of the project's Cleveland Avenue frontage. A pathway is also shown along the southern edge of the site; it wraps around the eastern side of the stormwater pond and ultimately connects into the pathway on the southern side of the senior cooperative building. g. Roads: According to the Institute of Transportation Engineer's Trip Generation Manuel (2003), a congregate care facility generates 2.81 trips per unit on weekdays and 3.0 trips per day on weekends. With 93 units, the proposed project is anticipated to generate 261 trips per weekday and 279 trips per weekend day. As this is not a significant number of new trips per day, the City Engineer has concluded that the existing roadway network has sufficient capacity to accommodate these new trips and no roadway improvements are required for this project. h. Stormwater: Stormwater will be collected and treated on site. The conceptual stormwater management plan includes porous pavers in the parking lot, enclosed garden, and patio/deck to decrease overall impervious surface. The plan also shows a stormwater pond at the southeastern corner of the site. PP08-020_kPCA_09030890308 Page 6 of 8