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Little Canada Planning Commission, <br />Mayor and City Council <br />May b, 1981 <br />Page Three <br />Loading Area CUP. The ordinance requires that all "nursing homes or similar group home <br />facilities" have a designated loading berth. According to the building plans (Exhibit D) <br />the service area is in the front of the building and delivery trucks will utilize the parking <br />area for loading and unloading. Since the loading area is in the front of the building, a <br />conditional use permit will be required to ensure no conflicts are created. A special <br />"Deliveries Only" zone should be specified in the desired location. As designed, the <br />delivery trucks would obstruct pedestrian movement from the northern end of the parking <br />area to the Home. Therefore, it is recommended that the unloading area be specified at <br />the northernmost point of the parking area. The walkway should be redesigned to facilitate <br />this arrangement. <br />Drainage and Watershed District. Presently, a substantial amount of water drains to the <br />proposed site. Part of the municipal storm sewer system runs along the north edge. Drainage <br />easements have been designated on the plan for the west and north edges. No special <br />provision for drainage has been made along the east edge where there is currently standing <br />water. Drainage plans should be submitted to the City Engineer for approval. <br />The site is also located in the Ramsey Washington County Watershed District in which <br />development projects, larger than one acre, are required to obtain a permit prior to <br />construction from the District. <br />RECOMMENDATION <br />A rezoning of the property to an "R -B" District is considered appropriate since the property <br />is located between an "R -1" District and a "13-3" District. The "R -B" District was established <br />to create a transition between such districts. <br />The new site is felt to be superior to the originally proposed site due to the good pedestrian <br />access. In addition, once developed and graded, no natural site hazards will exist. <br />However, before the City can determine the general acceptability of the proposed land <br />use, the issues raised in the above report, and summarized below, must be resolved: <br />1. The need for additional useable open space. <br />2. The potential for additional parking if needed for a future reuse of the facility. <br />3. Application and approval of subdivision. <br />13 <br />