STAFF REPORT AND RECOMMENDATIONS PLANNING & DEVELOPMENT SERVICES DIVISION COMMUNITY DEVELOPMENT DEPARTMENT

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Garey Mills
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1 MEMO DATE: April 24, 2015 AGENDA DATE: May 7, 2015 STAFF REPORT AND RECOMMENDATIONS PLANNING & DEVELOPMENT SERVICES DIVISION COMMUNITY DEVELOPMENT DEPARTMENT TO: FROM: SUBJECT/CASE: City of Largo Planning Board Frances Leong, Planner C2D 15 03: SUNRISE DETOX INTRODUCTION: The applicant, James C. Frishe of Blue Heron Consulting, Inc., is requesting to redevelop a 33 bed assisted living facility into a 40 bed sub acute medically monitored adult detox center located at th St N (property). The property currently has a Future Land Use Map (FLUM) designation of Institutional (I). A detox center is an allowable use within this land use category, however, this property is subject to Development Agreement DVA Per Development Agreement DVA 09 03, Section , [t]he use of the property in its current configuration shall be restricted to an Assisted Living Facility with 33 beds. Redevelopment of the property as an Assisted Living Facility shall comply with the maximum allowable density, under the CDC and shall be subject to review and approval as a Class II land use. Redevelopment of the property for other residential uses shall be limited to a maximum of five (5) units/acre. Because the applicant has requested to exceed the 33 bed limit, t he proposed development requires a Class II Review and Planning Board approval. REQUESTED ACTION: The applicant is requesting approval to develop a 40 bed sub acute medically monitored adult detox center on the property. APPLICABLE CDC SECTIONS: Section 7500 (Assisted Living Facilities (ALFS)) and Section (Public Hearings). APPLICANT INFORMATION: NAME/TITLE: James C. Frishe, President COMPANY: Blue Heron Consulting, Inc. ADDRESS: 6617 Blue Heron Dr S. CITY/STATE/ZIP CODE: St. Petersburg, FL

, is requesting to redevelop a 33 bed assisted living facility into a 40 bed sub acute medically monitored adult detox center located at 2050 58 th St N (property).

2 APPLICANT'S STATUS: Authorized Agent SITE INFORMATION: ADDRESS: th St N LOCATION: Existing assisted living facility west of 58 th Street PARCEL ID NUMBER: 32/29/16/70362/100/1600 LOT SIZE: 218, SF MOL (5.026 AC MOL) EXISTING LAND USE: Institutional Assisted Living Facility SURROUNDING LAND USE: NORTH: SOUTH: EAST: WEST: EXISTING FLUM: Single Family Residential Single Family Residential Professional Offices Single Family Residential Institutional (I) SURROUNDING FLUM: NORTH: SOUTH: EAST: WEST: Residential Low (RL) Residential Low (RL) Residential/Office General (ROG) Residential Low (RL) PRIOR CITY CASES RELEVANT TO SUBJECT PROPERTY: DVA 09 03: Mihos Property, FLUM : Mihos Property Future Land Use Map Amendment COMPREHENSIVE DEVELOPMENT CODE REQUIREMENTS: 1. Capacity to serve: The capacity to serve determination shall be completed prior to acceptance of any application for a development permit. The applicant will be required to apply for a concurrency review/capacity to serve determination as part of the Site Plan Review (SPR) process. A Letter of Concurrency will have to be issued prior to the approval of the Development Order. 2. Compatibility: The compatibility standards of this Code shall be complied with where applicable. Section 5200 Compatibility Review of the CDC: (a) Preservation or improvement of neighborhood character The site is surrounded by a mixture of residential and professional office uses. Preservation, improvement and neighborhood character will be reviewed as part of the site plan review process. In addition, Staff recommends limiting the height to two stories. These conditions are intended to help promote compatibility with the surrounding residential use. (b) Identification and mitigation of traffic impacts The site currently contains an assisted living facility. The applicant stated in the letter of intent that the proposed use will not permit the clients to 2

026 AC MOL) EXISTING LAND USE: Institutional Assisted Living Facility SURROUNDING LAND USE: NORTH: SOUTH: EAST: WEST: EXISTING FLUM: Single Family Residential Single Family Residential Professional

3 have automobiles or receive visitors during their stay. Conversion to a rehabilitation facility will have the same or less traffic impact than the use currently approved. (c) Identification and resolution of potential land use conflicts Typical land use conflicts between existing and proposed uses involve air, noise, stormwater runoff, access, safety, and privacy. In order to reduce potential conflicts, staff recommends increasing the minimum setback requirements on the north and west sides of the property, which are adjacent to residential properties. Per the development agreement, the property is required to maintain the existing 45 foot setback from the adjoining properties. Staff recommends replacement of the existing chain link fence with a decorative opaque fence and providing a 50 ft. minimum setback at the west side of the property. These conditions are intended to help preserve privacy of the adjacent uses. 3. Minimum lot area and Location: A minimum lot area of 15,000 square feet shall be required for all Class 2 uses. Class 2 developments are not allowed on local or minor collector roads. The property has approximately 218,933 square feet or acres which meets the minimum lot area (15,000 sq. ft.) for a Class 2 Development. The property is located on 58 th Street which is a major collector road. 4. Acreage limitation: A land use amendment shall be required for parcels larger than 3.0 acres in size on Residential, CRD, R/O/R, or R/OG land use designations and larger than 5.0 acres on Commercial or Industrial land use designations. The FLUM designation for the subject parcel is Institutional (I). There are no acreage limitations for Institutional properties under a Class 2 use. 5. Buffer requirements: Buffer requirements shall be based upon the Class 1 land use designation of the proposed use or the land use designation of the site, whichever is more intense. All required buffers for a detox center are as follows: North: 10 ft. South: 10 ft. East: 10 ft. West: 10 ft. Staff is recommending the following buffers, all of which meet or exceed these requirements. 6. Impervious surfaces: Impervious surface ratios (ISRs) shall not exceed the maximum allowable for the land use designation of the site. Section 6001 (Figure 6001), of the CDC requires that the impervious surface ratio for properties with a FLUM designation of Institutional (I) not exceed 85%. The proposed ISR on the site is approximately 17% which complies with the standards of the CDC. 7. Parking: Parking shall be provided to meet the requirements of the proposed use. Rehabilitation facilities are not specifically defined in the current parking standards. The applicant will be required to provide a parking study to justify the proposed parking to be approved by the Development Controls Officer through the site plan approval process. PUBLIC NOTIFICATION REQUIREMENTS: 3

In order to reduce potential conflicts, staff recommends increasing the minimum setback requirements on the north and west sides of the property, which are adjacent to residential properties.

4 MAILED WRITTEN NOTIFICATION: April 7, 2015 PUBLISHED NEWSPAPER NOTIFICATION: April 13, 2015 POSTED PROPERTY NOTICE: April 30, 2015 STAFF RECOMMENDATION: Staff recommends approval of the proposed 40 bed sub acute medically monitored adult detox center for the property with the conditions attached as follows: 1. For future expansion of the use, the applicant shall be required to go through a Class 2 land use for any increase over 40 beds. 2. The proposed development shall provide a 50 ft. minimum setback for the west side of the property. 3. The proposed development shall provide and maintain a 6 ft. decorative opaque fence or approved equivalent on both sides and rear of the property. 4. All proposed structures shall be no taller than two stories. Staff finds the project meets the requirements of Section 7500 of the CDC and DVA The project is also compatible with the property s Institutional Future Land Use Map designation. SUGGESTED MOTIONS FOR THE PLANNING BOARD: I MOVE TO APPROVE C2D 15 03: SUNRISE DETOX, FINDING THE PROJECT MEETS THE REQUIREMENTS OF SECTION 7500 (ASSISTED LIVING FACILITIES (ALFS)) OF THE COMPREHENSIVE DEVELOPMENT CODE AND DVA 09 03, SUBJECT TO COMPLIANCE WITH THE CONDITIONS LISTED IN THE STAFF RECOMMENDATIONS. I MOVE TO APPROVE C2D 15 03: SUNRISE DETOX, FINDING THE PROJECT MEETS THE REQUIREMENTS OF SECTION 7500 (ASSISTED LIVING FACILITIES (ALFS)) OF THE COMPREHENSIVE DEVELOPMENT CODE AND DVA 09 03, SUBJECT TO COMPLIANCE WITH STAFF RECOMMENDATIONS AND THE FOLLOWING ADDITIONAL CONDITIONS: <list conditions for approval> I MOVE TO DENY C2D 15 03: SUNRISE DETOX, FINDING THE PROJECT DOES NOT MEET THE REQUIREMENTS OF SECTION 7500 (ASSISTED LIVING FACILITIES (ALFS)) OF THE COMPREHENSIVE DEVELOPMENT CODE AND DVA PLANNING BOARD ACTION: PUBLIC HEARING DATE: May 7, 2015 RECOMMENDATION: Approval (Vote ) Approval with conditions (Vote ) Denial (Vote ) Cheryl Bowman, Chairperson 4

For future expansion of the use, the applicant shall be required to go through a Class 2 land use for any increase over 40 beds. 2. The proposed development shall provide a 50 ft.

5 REPORT PREPARED BY: Frances Leong Planner APPROVED BY: Robert Klute, AICP Community Development Assistant Director DATE: April 24, 2015 Attachments: Exhibit A Location Map Future Land Use Map Aerial Map DVA

Assistant Director DATE: April 24, 2015 Attachments:

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