HomeMy WebLinkAboutItem 20 Orchard Park Assisted Living Facility at 2755 Grapevine Crest – Special Exception, Project No. 08-22-SE-030Contact Name:
Contact Number:
0
Meeting Date: September 20, 2022
Item
Reviewed By:
Anoch Whitfield, Zon' Department Director:
Manager , V
407-554-7079 City Manager:
Background Summary:
Owners/Applicants: Michael and Reshma Singh
Michael Ru
Robert Fr K-0,
Site Location: The subject site is located at 2755 Grapevine Crest, generally on the east side of Grapevine Crest
and approximately 660 feet south of Clarcona Ocoee Road.
Parcel Identification Number: 04-22-28-6276-00-510
Property Size: The subject site contains approximately .21 acres.
Existinq Future Land Use: Low Density Residential (LDR)
Existing Zoning: R-1AA (Single Family Dwelling District)
Actual land use, proposed land use, and unique features of the subject property: The subject property is currently
developed with a single family residence, and the property owners/applicants are currently using it as an assisted
living facility (ALF) serving five (5) residents. The table below summarizes the future land use designations,
zoning classifications, and existing land uses of the surrounding properties.
Future Land Use Designation
Zoning
Existing Land Use
North
Low Density Residential
R-1AA
Single-family residential use
East
Low Density Residential
R-1AA
Single-family residential use
South
Low -Density Residential
R-1AA
Single-family residential use
West
Low -Density Residential
R-1AA
Single-family residential use
Issue:
Should the City Commission approve an application for a Special Exception for the use of certain property
zoned R-1AA, located at 2755 Grapevine Crest, assigned parcel ID number 04-22-28-6276-00-510, for a major
community residential home use serving ten (10) residents?
Discussion:
Consistency with the Comprehensive Plan and Land Development Code: Section 5-8A of Article V establishes
and implements Table 5-1, which lists the principal uses permitted on a parcel or lot in the various zoning districts.
Per Table 5-1, a major community residential home (which includes assisted living facilities) is permitted in the R-
1AA zoning district. However, Section 5-15B(3) states, in the Procedures for Approval of a Major Community
Residential Home, that the approval would be via a conditional use permit considered by the Planning and Zoning
Commission and City Commission. The Section 2-4(82) definition of "conditional use" directs staff to the Special
Exception definition (Section 2-4(287)), which states that a special exception is a "use that would not be
appropriate without restrictions throughout the zoning division or district. However, if controlled as to number,
area, location or relation to the neighborhood, would promote the public health, safety, welfare, morals, order,
comfort, convenience, appearance, prosperity or general welfare, such uses would be appropriate."
Additionally, Section 5-15B(3) requires that a major community residential home (CRH) comply with Section
419.001(3)(a), Florida Statutes (FS), and the requirements for multi -family developments as set out in this Code.
Section 4-8B establishes the standards for review and approval of a Special Exception; therefore, the summary
below analyzes the Special Exception use as a multi -family use:
The proposed uses and structures would not violate the land uses, densities, or other directives of the
adopted Comprehensive Plan or the Code.
Staff Analysis: The property is currently being used for a minor CRH serving five (5) residents, and the
applicants are proposing to increase this number to ten (10) residents, making it a major CRH (which is
defined as serving seven (7) to fourteen (14) residents). The proposed conversion from a minor to a major
CRH will operate in the existing single-family dwelling unit and will not include any additional structures or
buildings. No site improvements are proposed. Section 419,001, FS, states that a CRH is a "dwelling
unit" providing a living environment for seven (7) to fourteen (14) unrelated residents who operate as the
functional equivalent of a family. Therefore, the requested major CRH represents one (1) dwelling unit and
does not exceed the density permitted within the Low Density Residential (LDR) future land use
designation or other directives of the adopted Comprehensive Plan.
2. The proposed uses and structures would be compatible with the uses, structures, and activities on
adjacent or nearby lands.
Staff Anal: Future Land Use Element Objective 1 defines "compatible" to mean "not in direct conflict
with [adjacent uses and natural features] with regards to specific zoning categories, density, and intensity.
The property will continue to be utilized as a single dwelling unit; therefore, major CRH use will not be in
direct conflict with the surrounding properties with regard to use, density or intensity. Landscape buffers
(required between a commercial zoning district and a residential zoning district to protect residential
developments) and open space (required for multi -family developments of 12 or more dwelling units) are
not required.
3. The proposed uses and structures would not violate the health, safety, welfare, and/or convenience of
those residing, working, or owning land in the vicinity of the proposed use or structure, with respect to
density, bulk, overcrowding of land or buildings, fire hazards, characteristics of a residential home,
impairment of pedestrian or vehicular movement on adjoining streets or adequacy or availability of public
facilities.
Staff Analysis: The proposed use will remain a single family dwelling unit with no site improvements
proposed. The parking ratio required for a single-family dwelling is two (2) spaces per unit. The property
currently meets parking requirements for a single dwelling. The facility operates visitation of family
members by appointment only to ensure the availability of on -site parking. Additionally, the applicants
have coordinated with the Fire Department and Building Division regarding needed improvements and
upgrades to ensure the dwelling meets Fire and Building Codes based on the building's occupancy
classification. Based on GIS, there are no minor or major CRH within 1,200 feet of this facility. Thus, the
liq
proposed major CRH is not anticipated to adversely impact the health, safety, welfare, or convenience of
those residing, working, or owning land in the area or to impair pedestrian or vehicular movements on the
adjoining streets.
The applicants have already received licensing from the State for the operation of a 10-bed facility. Staff has not
identified any Code -related issues with the requested Special Exception for a major community residential home
use on the property.
Development Review Committee Recommendation:
The Development Review Committee (DRC) met on Tuesday, August 23, 2022, to review the proposed Special
Exception application for a major community residential home use on the property located at 2755 Grapevine
Crest, assigned parcel ID number 04-22-28-6276-00-510, for a major community residential home use serving
ten (10) residents and voted to approve the requested Special Exception.
Planning and Zoning CommissionRecommendation:
The Planning and Zoning Commission met on August 30, 2022, to consider the proposed Special Exception.
Members of the public and from the HOA community spoke in support of the ALF Special Exception. Following
public comment, the PZC, acting as the Local Planning Agency, unanimously recommended approval of the
Special Exception for the use of certain property zoned R-1AA, located at 2755 Grapevine Crest, assigned parcel
ID number 04-22-28-6276-00-510, for a major community residential home use serving ten (10) residents.
Recommendations:
Based on staff findings and the recommendations of the DRC and Planning and Zoning Commission, staff
recommends that the City Commission, acting as the Local Planning Agency (LPA), approve the Special
Exception application for a major community residential home use on the property located at 2755 Grapevine
Crest, assigned parcel ID number 04-22-28-6276-00-510, for a major community residential home use serving
ten (10) residents.
Attachments:
Location Map
Aerial Map
Zoning Map
Orchard Park ALF Floor Plan
Financial Impact: No financial impacts anticipated at this time.
Type of Item: (please mark with an x')
❑x Public Hearing For Clerk's Dept Use:
❑ Ordinance First Reading ❑ Consent Agenda
❑ Ordinance Second Reading 0 Public Hearing
❑ Resolution ❑ Regular Agenda
O Commission Approval
❑ Discussion & Direction
Original Document/Contract Attached for Execution by City Clerk
Original Document/Contract Held by Department for Execution
Reviewed by City Attorney
Reviewed by Finance Dept.
Reviewed by
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