- Development and Site Plan
The applicant proposes 110 independent living “cottages” and 108 of those are duet cottages and two (2) are single cottages on one (1) lot of record. The applicant contends, “this will enhance the Phase I of this older adult community and provide an additional independent living option for senior residents. The cottage community is single-story residential neighborhood.” The proposed development is a transition from the Phase I Independent and Assisted Living and any future residential development to the north.
- Parking
The GDC requires 110 parking spaces for this proposal. The site layout shows a total of 300 parking spaces, which includes garage spaces, driveway spaces and parallel spaces. In addition, the GDC requires least fifty (50%) percent of the parking spaces to be covered for an Elder Care- Independent Living Use and the site plan (Exhibit C) meets this requirement.
- Amenities
The GDC requires indoor common or recreational areas to be provided at a ratio of at least one hundred square feet of gross floor area per dwelling unit. Examples of common areas are: common living and sitting rooms, dining rooms, libraries, game rooms, exercise rooms, dance floors, arts and crafts rooms, music rooms, and other age appropriate indoor recreational facilities. Per the calculation, a total of 11,000 square feet of common area is required. However, the applicant proposes a 3,622 amenity center. This community focal point is nestled within the cottage neighborhood and will be a destination for community gathering, and seasonal celebrations. Phase II is being treated as a duplex and single-family configuration for senior residents rather than a traditional independent living. The amenity center consists of a sports pub, fitness room, shower rooms, leasing space, copy room and meeting room.
In addition, the site plan (Exhibit C) reflects an outdoor swimming pool, a dog park and designated space for future pickleball court and future amphitheater.
- Building Placement
The GDC has special standards for Elder Care- Independent Living. More specifically, single-story buildings not exceeding thirty (30) feet in height, must be set back a minimum of fifty (50) feet from the property line of an abutting residential district. In this case, the properties are adjacent to Agricultural (AG) District, which is considered a residential district. The applicant proposes a fifteen (15)-foot rear setback adjacent to the residential district. The applicant states the proposed development is a combination of duplex and single-family detached style configuration, in one lot of record. The rear setback, not adjacent to a street, in a Two-Family (2F) District and Single-Family District, is ten (10) feet. In addition, the Multi-Family (MF) District requires a rear setback of twelve (12) feet, not adjacent to a street.
In addition, Elder Care- Independent Living buildings must be a minimum of twenty (20) feet apart and the applicant proposes ten (10) feet. Since this development will be in one (1) lot of record, the applicant proposes the new Multi-Family-0 (MF-0) District base zoning. The Multi-Family-0 (MF-0) District allows the buildings to be ten (10) feet apart. The MF-0 District is intended for multiple dwelling units, developed in a single-family style, but not on individually platted lots.
- Dwelling unit/mix
Independent Living Facility:
Two-bedroom units must have a minimum dwelling unit size of seven hundred twenty-five (725) square feet. No dwelling unit may contain more than two bedrooms. The applicant will conform with the above requirement.
Required two-bedroom |
725 square feet |
Proposed: |
1,245 square feet |
Number of units: |
110 units |
- Screening and Landscaping
The GDC requires forty (40%) percent of the site to be landscaped. The landscape plan (Exhibit D) will complies with the applicable screening and landscaping standard.
Perimeter fencing and landscaping is required along the property lines and access points to a senior living facility. The proposed perimeter fencing is placed along the property lines of Phase II and around the trail that is to be constructed with Phase I. The applicant proposes a six (6) foot ornamental fence with masonry columns along with evergreen shrubs.
- Building Design
The building design complies with the MF-0 architectural elements and articulation requirements of the GDC.
- Signage
No deviations were requested regarding signage.
- Summary of Deviations:
Development Standards |
Required |
Proposed |
Analysis |
Indoor Common Area |
11,000 square feet |
3,622 square-foot Amenity Center |
Phase II is being treated as a duplex and single-family configuration for senior residents rather than a traditional independent living. The amenity center consists of a sports pub, fitness room, shower rooms, leasing space, copy room and meeting room. In addition, provided is an outdoor swimming pool, a dog park and designated space for future pickleball court and future amphitheater. The applicant also states each home will have its own gathering space. |
Building Placement |
Single-story buildings not exceeding thirty (30) feet in height, must be set back a minimum of fifty (50) feet from the property line of an abutting residential district. This is a requirement specifically for Elder Care- Independent Living. Elder Care- Independent Living buildings must be a minimum of twenty (20) feet apart. |
The applicant proposes a 15-ft rear setback adjacent to residential district. The applicant proposes ten (10) feet. |
The applicant states the proposed development is a combination of low-density duplex and single-family detached style configuration, in one lot of record. The rear setback, not adjacent to a street, in a Two-Family (2F) District and Single-Family District, is ten (10) feet. This development will be in one (1) lot of record and the applicant proposes the new Multi-family-0 (MF-0) District base zoning. The Multi-Family-0 (MF-0) District allows the buildings to be ten (10) feet apart. In addition, the Multi-Family (MF) District requires a rear setback of twelve (12) feet, not adjacent to a street. |
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