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. . April 22, 1992 Plan Commission Meeting Minutes Page 8 Mr. Deutsch stated that 40 of the beds will be for skilled nursing and 20 will be for residential care. He further stated that he agrees with all the setbacks to Barby Lane being reduced to 20'. There is a small area of 26' wide at the entrance that provides a visual off-set. This was previously approved. He stated that he is all for keeping the trees along Barby and would go around the trees with islands. He has no problems with conditions 1-7 as stated in the Staff recommendation. Condition 8 should be changed to encompass both Phases I and II. Chairperson Kreishman asked Mr. Goldman to report on the staff review. Mr. Goldman stated that this was a former plant nursery which was zoned commercial from 1929 to 1970, the zoning was changed to "PR-O" in 1970. The western part of the site was zoned single-family since the area was annexed in 1929. The City Council approved Conditional Use #240 in January, 1986, and on June 16, 1986 approved Conditional Use #241 which amended Use Permit #240. This was further amended in January, 1987 and again in July 1987 to accommodate a different building configuration for the nursing home plan. A copy of the twice amended Use Permit is attached. After extensions of time granted by the City Council, the permit expired in 1990. This application deals only with Phases II & III of the development, consisting of a one-story nursing home facility. The nursing home as now proposed is substantially different from that approved under Use Permit #241A. He finds the application meets the standards for conditional use permit approval contained in Section 34-65.4 of the Zoning Code and complies with the review considerations contained in Section 34-65.5 in all respects except that right-of-way setback at Barby Lane is reduced to 20 feet and insufficient information has been submitted to determine compliance with the site coverage requirements of Section 34-34.6. The site plan is very tight. Condition #3 under Use Permit #241A required that buildings be set back at least 15 feet from driveways and parking areas, reducing the required setback to 10 feet for portions of the building not containing living quarters. Several patient rooms are less than 15 feet from parking lot paving and the bay windows of 10 patient rooms extend to within 12 feet of driveway or parking pavement. The application indicates 80 parking spaces which appears to exceed the minimum requirements of the Zoning Code; however, 34 spaces are on a separate site and 10 spaces are partially in the right-of-way. He is opposed to a layout that has parking stalls that back out into a street and would prefer to keep a landscaped area along the street and not lose the two large existing trees. With regard to the additional 34 stall parking lot, the plan does not give enough information on grades, retaining walls, landscaping areas, etc. to adequately review this lot. Since it is on a separate parcel of land that is zoned "SR", it should be the subject of a rezoning and a Conditional Use Amendment. The proposed nursing home will connect to the apartment building at the property line between Lots 1 and 2. He does not believe it was the intent of the Code to deal with this type of property division and does not recommend imposing standards in property line setbacks along the property line separating the Phases. He recommends approval of the application for Phases II and III with the conditions stated in his written staff report. m-4-22.plc