Purpose of Staff Report <br />Staff reports provide community members an opportunity to learn more about the land use <br />request and to review staff analysis of the application. Staff reports are available seven days <br />prior to the public hearing (see EC 9.7320). The staff report provides only preliminary <br />information and recommendations. The Hearings Official will also consider additional public <br />testimony and other materials presented at the public hearing before making a decision on the <br />application. The Hearings Official's written decision on the application is generally made within <br />15 days following close of the public record, following the public hearing (see EC 9.7330). For <br />reference, the quasi-judicial hearing procedures applicable to this request are described at EC <br />9.7065 through EC 9.7095. <br />Site Characteristics <br />The subject property is approximately 1.61 acres and is zoned as R-2/SR Medium Density <br />Residential with a Site Review overlay. The property to the south is a three story assisted living <br />facility, properties to the north and east are zoned as R-1 Low Density Residential and have <br />single family homes located on them. The area to the southwest is zoned as C-2 Community <br />Commercial and has existing commercial uses. <br />Description of Planned Unit Development Request <br />The applicant requests tentative planned unit development (PUD) approval to construct a 58- <br />bed specialty care facility comprised of five (5) new, one (1) or two (2) story buildings of either <br />4,145 or 4,793 square feet; recreation areas, pedestrian paths, parking, and additional private <br />utilities. A similar use was appoved in 1999 (see SR 99-21) in conjunction with the assisted living <br />facility on the adjacent propety to the south. The structure to the south was built and <br />infrastructure (including santiary sewer, storm and other components) was put into place on <br />the subject property. However, no units were constructed on the subject propety. The <br />applicant proposes to utilize much of the exisiting infrastructre but will address changes in the <br />City's stormwater management practices. <br />The applicant has elected to pursue a PUD to gain flexibility for the use (which is conditionally <br />permitted in the zone as Assisted Care) and fencing height to increase security for residents <br />who are prone to leaving the site if opportunity affords it. The PUD application also eliminates <br />the need for the applicant to file a Site Review application per EC 9.8430 Applicability. <br />Assisted care is defined by EC 9.0500 Definitions as the 24-hour care and boarding of persons <br />by a paid caregiver who is not the parent or guardian of and is not related by blood, marriage, <br />or legal adoption to the persons served, or other support services for adult transitory <br />individuals. The definition further defines services that are provided, and a method for <br />calculating density that defines 1.5 beds as one (1) dwelling. Staff finds the applicant's proposal <br />for a specialty care facility meets the definition of assisted care. <br />It is noted that staff visited the subject property on April 8, 2016 in order to gain a better <br />understanding of the character of the area, screening and buffering function of existing trees, <br />the applicant's request to waive an arborist from the design team, and potential impact of the <br />requested additional foot of fencing height. These items will be further addressed in the <br />following evaluation. <br />McKenzie Living Staff Report May 2016 <br />HO Agenda - Page 35 <br />185