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September 24, 1997 Plan Commission Minutes Page 2 submitted an application for a further amendment to Conditional Use No. 265 to expand the nursing home by adding an 18,800 square foot building to the west of the existing building. The new building will contain a 10 bed sub-acute care facility, an adult day-care center, a therapy center for residents and outpatients, and doctors offices. The new wing will be connected to main building by an enclosed passageway. The proposal includes a 64 stall parking lot, replacing the existing 20 car employee parking and adding 42 new spaces. The zoning code requires 44 parking stalls for the new facility. It is his observation that the existing employees parking lot is underused because employees park along the driveways. The proposed layout will worsen the situation by moving the employee parking area even farther away from their work areas. Consideration should be given to retaining as much of the existing employee parking lot as possible, moving the new building westward if necessary. The south driveway will provide the main vehicular approach to the new building. It is imperative that no parking be permitted on this driveway. The 15 foot transitional yards on the north and south have been narrowed to 10 feet. A minimum of 15 feet should be provided for the north transitional yard. The south transitional yard should be increased to 25 feet because of the proximity to the houses on Meyer and Backer. The 15 foot dimension is required under the current code and the proposed new zoning code calls for 25 foot transitional yards. The applicable conditions of the current Conditional Use Permit should remain in effect. He recommends that the site plan be revised to retain most of the existing employee parking lot and to provide adequate transitional yards. When this is done, he believes that the proposed conditional use will meet the standards for approval set out in Zoning Code Section 34-65 provided the conditional use is limited by the following conditions: 1) Landscaped transitional yards shall be maintained along the north and south property lines from Partridge to the west line of Backer Street. Chain link fencing shall be maintained around the north, west and south property lines. 2) At least 20 parking spaces shall be maintained in the parking areas east of the building. 3) Existing driveways, loading areas and refuse enclosures shall be maintained, and parking shall be strictly prohibited on the driveways. 4) Meyer and Watts Avenues shall remain closed-off from the site by chain link gates arranged to permit Fire Department emergency access to paved driveways on the site. 5) Fire hydrants shall be installed where directed by the Fire Marshal. 6) The project shall be operated and maintained in accordance with a detailed maintenance plan and schedule submitted to and approved by the City Manager prior to the issuance of the occupancy permit for the new wing. 7) A revised landscaping plan shall be submitted to the Director of Planning for his review and approval. Landscaping shall be installed and maintained in accordance with the approved plan. The installation shall be completed prior to the issuance of the occupancy permit for the new wing. 8) Exterior lighting fixtures shall be shaded wherever necessary to avoid casting direct light upon any property located in a residential district. Exterior lighting shall be installed and maintained in accordance with a detailed lighting plan submitted to and approved by the Planning Director. 9) Late hour and overnight parking shall comply with a traffic and parking plan submitted to and approved by the City Manager prior to the issuance of the occupancy permit for the new wing. 10) There shall be no expansion of facilities, building of additions or new buildings, and no additional drives or parking other than as shown on plans approved for this Conditional Use Permit, without the approval of the City Council following a recommendation from the Plan Commission after a Conditional Use public hearing. 11) Backer and George Avenues shall remain closed off from the site. m-9-24.plc