1988-05-25 - Laserfiche WebLink

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. . Minutes - Plan Commission Page 2 May 25, 1988 Development because the Phase II building had been reconfigured to accommodate Missouri nursing home requirements and other practical development considerations. He introduced Mr. Bob Leonard, construction manager for the McKnight Project, who explained some of the Missouri laws regarding the assisted and skilled nursing care facilities. He stated that the proposed Phase II building had been changed from a three-story to a two-story building and would include 150,000 square feet of floor area with 87 patient rooms. The rooms would either be single or double occupancy. He stated that the building was designed to complement the apartment building to its south. The buildings would be connected by a small service connection and would share some kitchen facilities. Mr. Smith and Mr. Leonard explained that they had received the Planning Director's report on their application and had reviewed the proposed conditions with Mr. Goldman. They accepted all conditions that had been proposed. Mr. Leonard specifically reviewed the setbacks from the circular driveway and service drive as well as the proposed setback from the Barby Lane right-of-way. Mr. Rice called on Mr. Goldman, Director of Planning, to review the issues cited in the Planning Department's report on the application. Mr. Goldman stated that the application met the standards for conditional use approval contained in the Zoning Code and complied with all review considerations except for right-of-way setback and property line setback requirements. He stated that the floor area ratio for the project was well below the maximum of 1.00. The current plan provides for 35 off-street parking spaces for visitors and 26 parking spaces for employees. With a total of 305 parking spaces for both phases of the project, he believed that sufficient parking for both project phases had been provided. He explained that Use Permit '241A required that buildings be set back at least 15 feet from driveways and parking areas with the required setback reduced to 10 feet for portions of the building not containing living quarters. He observed that six patient rooms in the Phase II project scaled within 13 feet of the parking lot paving and three patient rooms were within 10 feet of the driveway. One patient room at the southwest corner scaled approximately six feet from the service drive. In addition, space for the landscape buffer was lacking between the parking lot pavement and the Barby Lane right-of-way and the dining area was approximately three feet from the Phase I property line to the south. If the bay windows were eliminated, the 13 foot dimension could be increased to 15 feet, but Mr. Goldman believed that the amenity of the bay windows should be included; and, therefore, the rooms should be allowed to project up to 3 feet into the required setback. The 10 foot setback from the circle drive should be increased to 15 feet, although 12 feet should be acceptable at the bay window projection. Mr. Leonard stated that the architect was in the process of redesigning the circle drive. Mr. Goldman stated that the required 30 foot setback from the Barby Lane right-of-way would necessitate the elimination of three first-floor units at the north end of the north wing. He had reviewed the matter in the field, however, and found that the height, size and location of the one-story projection to the north would not have a significant adverse effect on the streetscape. He recommended that the right-of-way setback be approved as shown. Mr. Goldman did recommend moving or removing the corner room closest to the kitchen loading dock and trash container or the room could be redesigned to pull the windows within 12 to 15 feet from the drive. Mr. Leonard stated that the room had, in fact,