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Preliminary Planned Residential Development <br />Planning Commission Report; 2-19-19 <br /> <br /> <br />Page 14 <br />Utilities:  All utilities (i.e. telephone, electric, gas service lines, etc) are to be placed <br />underground in accordance with the provisions of all applicable City ordinances. <br /> <br />Lighting:  Lighting shall be directed downward, and installed so as to prevent direct light from <br />being detectable at the lot line of the site on which the source is located. As a <br />condition of approval, the lighting plan must be updated to achieve this standard. <br /> <br />Parking:  As noted by the applicant in their narrative, a number of on-site units will not be <br />housed with drivers: <br />o Transitional care residents (66 units) stay for 30 days or less and do not drive; <br />o Skilled nursing residents (8 units) are typically 90 years old and up and do not <br />drive; <br />o The Assisted living senior market (40 units) is 85 years and up, and most will not <br />drive; <br />o Assisted memory care (24 units) ages vary due to the forms of dementia, but all <br />such residents do not drive. <br />Accordingly, only the 56 new independent living units (typically age 75 and up at <br />Benedictine facilities) may have drivers needing the 1.0 space per unit (0.5 spaces <br />enclosed) requirement. <br /> In addition to the units with potential drivers, the site must accommodate parking for <br />both visitors and staff. <br /> Per the applicant’s narrative, “The existing surface parking includes 76 cars for <br />staff, 11 cars for transitional care, 0 cars for the skilled nursing residents and 12 <br />cars for visitors. These spaces have met the needs of this facility for the past 64 <br />years. There is an additional rented lot of about 12 cars behind the adjacent lots <br />along the service drive. An off street parking problem occurs on Black Oak Drive <br />because of the limited number of parking spaces at the main entry.” <br /> As compared to the 111 existing spaces on site, the proposed site plan would <br />incorporate 202 parking spaces within an expanded surface parking lot near the new <br />main entrance and parking below the proposed building. <br /> Staff’s analysis of the parking needs per standard code are shown on the next page. <br />The applicant’s analysis of their parking need is detailed in their full and <br />supplemental narratives (attached). <br /> <br /> <br /> <br />