- Detail Plan
The site plan (Exhibit C) reflects a total of four (4) buildings and each building consists of five (5) dwelling units. A total of twenty (20) dwelling units are proposed surrounding an internal courtyard.
Additionally, this development will comply with the minimum GDC dwelling unit size.
- Screening and Landscaping
The GDC requires a minimum of forty (40%) percent of the site to be landscaped and the landscape plan meets the required landscaping.
Additionally, an Elder Care Assisted Living requires perimeter fencing. The applicant is proposing an eight (8)-foot tall ornamental fence with masonry columns along the northern, eastern and southern property lines. The existing wood fence along the western perimeter will remain as it is. It should be noted that in Planned Development (PD) District 17-25, the City Council approved the wood fence to remain along the western perimeter and an ornamental fence with masonry columns was proposed along the remaining perimeter of the property.
Along with the ornamental metal fence, a continuous row of evergreen high-level screening shrubs are required along all portions of the fence that are not opaque masonry. The applicant is requesting partial relief from this requirement due to large drainage easements. The landscape plan reflects high-level screening and large canopy trees along the northern perimeter and partial row of shrubs along the eastern and western perimeter.
- Amenities
The GDC requires indoor common or recreational areas must be provided at a ratio of at least one hundred square feet of gross floor area per dwelling unit. This development would require 2,000 square-foot of indoor recreational space. The applicant is not proposing indoor recreational space with amenities. However, per the applicant’s narrative, “Each dwelling unit has been designed to have a direct access to a common porch (733 sq. ft) which will overlook and provide access to a planted interior garden environment. This common area is meant to create opportunity for connections within the individual structure allowing for residence an opportunity to sit and gather with natural light and air. It is meant to encourage connection to the internal garden area. The spaces then interlock to encourage connections to other structures thus developing a sense of the community. A total of 2,932 sq. ft. of total covered common area is provided by these porches.”
- Parking
The site plan (Exhibit C) complies with the parking requirement per the GDC.
- Building Design
The GDC requires a minimum of six (6) architectural elements for multi-family and non-residential developments. This proposed development is a low-density residential style layout. The building elevations (Exhibit E) reflect three (3) architectural elements per units that is required per Section 4.84 of the GDC for single-family, duplex and townhouse developments.
- Planned Development Flexibilities
The applicant requests a Planned Development (PD) District amendment to accommodate a senior assisted living development. The applicant is requesting the following flexibilities:
- Screening: The applicant is not proposing a dense row of high-level screening shrubs along the ornamental fence with masonry columns, due to the site configuration and large drainage easements.
- Amenities: This development would require 2,000 square feet of indoor recreational space. This proposed development is a low-density, residential style senior living. Instead, each dwelling unit will have a porch which will overlook and provide access to a planted interior garden environment.
- Building Design: This proposal fits a residential building design. Therefore, the applicant is proposing the three (3) architectural elements per residential style, in lieu of the six (6) architectural elements are required for conventional multi-family and non-residential developments.
It should be noted the applicant is redeveloping a site that was previously a Nursing Home.
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