O-2008-1501-J6 scup08-007/proposed 41 unit addition to Parsons House,8727 Fairmont Parkway

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REQUEST FOR CITY COUNCIL AGENDA ITEM Agenda Date Requested: Se tember 2 08 Requested By: Tim Tietiens Department: Planning Report: X Resolution: Ordinance:_X_ Attachments: Ordinance w/exhibits A -F P&Z Staff Report Aerial Map Site Plan Public Notice Responses SUMMARY Appropriation Source of Funds: NA Account Number: NA Amount Budgeted: NA Amount Requested: NA Budget Item: NA The Planning and Zoning Commission, during its August 21, 2008, regular meeting, held a public hearing to receive citizen comments regarding Special Conditional Use Permit Request #08-007. Craig Puccetti, on behalf of the Chairman Parsons Group, seeks approval of Special Conditional Use Permit (SCUP) for constructing a building addition of 41 units to the current assisted living facility known as Parsons House, formerly Fairmont House. The subject property is located at 8727 Fairmont Parkway near Brookglen Subdivision. The property is currently zoned Medium -Density Residential (R-2). Per Section 106-331, Table A, Residential Uses, group care facilities with SIC #8361 are not permitted in R-2 zoning districts. Previous development was permitted as Intra -district P.U.D. created within the Medium Density Residential (R-2) zoning district, other than Planned Unit Development (PUD) zone. As per provision of the previous Special Conditional Use Permit #SCU96-001 issued for this facility, additional development is subject to a new Special Conditional Use Permit from the City. In addition, all density patterns shall not exceed that of R-2 zoning district. Parsons House, an assisted living facility was established in 1997. The current facility has 60 units. The developer wants to construct 4l additional units to this facility. During the public hearing, the developer's team made a presentation and highlighted special features of this facility. Nature of the facility is described as a group of individuals not related by blood, marriage, adoption or guardianship living together in a separate dwelling unit under a common housekeeping, kitchen, and other amenities management by professionals. This is commercial in nature and may not be compared to any multi -family residential developments typical for R-2 and R-3 zoning districts. Current density equals 10.64 units per acre, close to 10 units per acre permitted for R-2 uses established by the Code of Ordinances. With additional 41 units, net density would be 17.91 units per acre exceeding 10 and 14 dwellings units permitted in R-2 and R-3 zoning districts respectively. Special terms and conditions of the previous SCUP are that PUD would be limited to a single story residential development. In addition, all density patterns shall not exceed that of R-2 zoning district. Based on the previous determination, it already topped the density standard but at the same time, it offers that any development beyond the current development shall require a separate Special Conditional Use Permit. The facility has on-site detention located just north of the current assisted living center. The addition is proposed at the site of the present detention system and the detention basin will be moved further north of the facility. This project would add a significant amount of storm water runoff due to an increase in impervious coverage. Special attention must be given to the impacts of storm water runoff effects to the residential subdivision adjacent to the facility. The responses received from the neighboring properties and discussion during the public hearing was about drainage issues. However, drainage plan and detailed construction