Starling of Palm Coast Assisted Living Facility Tier 2 - Technical Site Plan Review PLDRB Hearing on March 16, 2016

Location/Aerial Map Site is 4.33 acres located at 144 Cypress Point Parkway and west of City Market Place Proposed for 74 ALF units, with 86 beds and some may be for memory care patients One 2-story, 65,497 Sq. Ft. building

Future Land Use Map Designated “Mixed Use” on the FLUM which allows ALFs Besides Commercial in Mixed Use, FLUE Policy C. states “A blending of residential and institutional land uses is also allowed in this land use designation….”

Zoning Map Site is zoned “MFR-2” “MFR-2” allows ALFs as permitted uses North & East are “COM-2” lands South & West are “PSP” parcels

SITE PLAN Two Access Points One on Cypress Point Parkway at median opening – shared with future commercial The other on the east – shared with City Market Place

Building Layout West half of building has been rotated so it faces the northeast to better fit the site

Front Building Elevation

Site Development Requirements Criteria (per MFR-2 unless noted)RequiredProvided Minimum Development Site Area4 acres4.33+/- acres Maximum Impervious Surface Ratio Maximum Building Height60 feet39.5 feet Minimum Building Setbacks Front (North): 25 feet Side (East): 10 feet Rear (South): 20 feet Side (West): 10 feet 99 feet 61 feet 52 feet 87 feet Minimum Parking: 1 space per 2 beds or 0.75 space per unit 86 beds ÷ 2 = 43 spaces or 74 units x 0.75 = 56 spaces 57 spaces including 4 for disabled persons Minimum Landscape Buffers Front (North): 35 feet Side (East): 10 feet Rear (South): 10 feet Side (West): 10 feet 35 feet 10 feet

Neighborhood Information Meeting (NIM) NIM was held on Feb. 23 rd at 5:30 PM and four neighbors who own or lease nearby commercial properties attended Concerns/questions included: traffic congestion, access points, parking, potential noise generation from emergency medical vehicles, and specific services the ALF would provide. Project Engineer Kimberly Buck and Bill Long representing the developer responded to the neighbors.

Staff Analysis Based on LDC Chapter 2, Sec A. The proposed development must not be in conflict with or contrary to the public interest; Staff determined these were met since the “Mixed Use” FLUM designation and “MRF-2” Zoning both allow assisted Living facilities. B. The proposed development must be consistent with the provisions of the Land Development Code and the Comprehensive Plan; Staff found it met all applicable portions of the LDC and supports eight goals, policies or objectives of the Comprehensive Plan.

Staff Analysis Based on LDC Chapter 2, Sec C. The proposed development must not impose a significant financial liability or hardship for the City; Staff determined the infrastructure needed for the project is already in place for this infill development. D. The proposed development must not create an unreasonable hazard, or nuisance, or constitute a threat to the general health, welfare, or safety of the City’s inhabitants; Staff found no issues as all improvements will meet all applicable LDC and Building Code standards.

Staff Analysis Based on LDC Chapter 2, Sec E. The proposed development must comply with all other applicable local, state and federal laws, statutes, ordinances, regulations, or codes; The applicant has submitted plans and permits to all applicable jurisdictional agencies and will have to meet all applicable standards.

Recommendation Planning staff recommends that the PLDRB approve Application No. 3016, Starling of Palm Coast Assisted Living Facility Technical Site Plan subject to the following conditions: 1) Finalizing the landscape plan per Section 11 of the LDC. 2) Submitting an irrigation plan meeting the requirements of Section of the LDC. 3) Submitting an updated signed and sealed survey with a note that it was based on the most current title submitted to the City.

Questions ?