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GARLAND PLANNING REPORT
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Agenda Item 12.a. |
City Council Regular Session Agenda |
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REQUEST |
Approval of an amendment to Planned Development (PD) District 05-04 to reduce the minimum resident age at an existing Elder Care – Independent Living Facility. LOCATION 202 Belt Line Road |
OWNER |
Garland Housing Finance Corporation |
PLAN COMMISSION RECOMMENDATION |
During the September 26, 2022 meeting, the Plan Commission, with a vote of five (5) to zero (0), recommended approval of an amendment to Planned Development (PD) District 05-04 to reduce the minimum resident age at an existing Elder Care – Independent Living Facility. |
STAFF RECOMMENDATION |
Approval of an amendment to Planned Development (PD) District 05-04 to reduce the minimum resident age at an existing Elder Care – Independent Living Facility. |
BACKGROUND |
The applicant represents an existing senior living apartment complex. It is zoned Planned Development (PD) District 05-04 which included a PD Condition requiring a minimum resident age of sixty (60) years. The applicant requests to amend that PD Condition to fifty-five (55) years of age. |
SITE DATA |
The subject property is an approximate 10.171-acre tract of land. It has approximately 1,100 lineal feet of frontage along Belt Line Road. The property is accessed from Belt Line Road. |
USE OF PROPERTY UNDER CURRENT ZONING |
The subject property is zoned Planned Development (PD) 05-04, which is limited to Independent Senior Living Use. The base zoning is Multi-Family-1 (MF) District. |
CONSIDERATIONS |
1. “The Cesera” is an existing 204-unit senior living complex. The applicant requests to amend Planned Development (PD) 05-04 which has a minimum age requirement of sixty (60) years. The applicant states, “Dominium has purchased the apartment community, and with the help of the Garland HFC is working on a resyndication of the project that will preserve the affordability of the units. Dominium will be rehabilitating the community to provide updated in-unit finishes & appliances, an updated clubhouse, environmentally friendly and energy efficient building system upgrades, and updated community landscaping.” The applicant further states, “The Cesera was operating as a 55+ community prior to Dominium purchasing the [apartment community], so the Dominium Management team did not purposefully breach the PD zoning agreement. However, The Cesera does currently have 30 of its 204 units occupied by individuals younger than 60 years old. Failing to amend the ordinance would put all these seniors at risk of housing instability. We wish to avoid this by amending the PD zoning.” 2. The age requirement of fifty-five (55+)-plus years is consistent with the GDC’s Elder Care-Independent Living definition. 3. The request is a Planned Development (PD) amendment only; no other changes are proposed and the approved Detail Plan in PD 05-04 remains as is. |
COMPREHENSIVE PLAN |
The Envision Garland Plan designates the subject property as Urban Neighborhoods. Urban Neighborhoods are higher density residential developments. This residential option may utilize vertical mixed-use integrated into the surrounding area, reflecting the area’s dominant character or, when desired, promoting a new character. This type of development should encourage access to a range of mobility options and is generally located in the vicinity of major intersections and/or secondary arterial streets, with proximity to significant bus or rail amenities. The proposal is compatible with the Comprehensive Plan. |
COMPATIBILITY OF REQUEST WITH SURROUNDING ZONING AND LAND USES |
The area surrounding the subject property to the north and west includes a church and a new senior living apartment community, zoned PD 20-07. The area to the east, across Belt Line Road, includes a single-family neighborhood zoned PD 80-67, and a tract zoned Community Retail (CR) District. To the south of the subject property is a nursing home zoned Community Office (CO) District. To the southwest is a single-family residential neighborhood zoned Single-Family-7 (SF-7) District. |
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