Palm Coast Retirement Residence Parking Flexibility Request Application No. PK-FLX-07-02

location map

Total area = 17. 97 acres buffer area = 0 Total area = 17.97 acres buffer area = 0.6 acre conservation area = 10.9 acres multi-use easement = 0.1 acre net remaining area = 6.4 acres (278,784 sf)

Site plan

Landscape plan

data Development Data: Lot 22 Phase I : 17.97 acres w/ 6.4 acres net developable Residence Bldg : 38,265 sf (118 suites = 35 studio suites, 68 one- bedroom suites, and 15 two-bedroom suites) Parking Space Requirement: 1 space for each unit plus one space for each full-time employee Required : 136 spaces (1.15 spaces per suite) Proposed to accommodate: 0.6 spaces per suite which equates to 71 spaces Provided : 78 (74 regular spaces 4 handicapped) This represents a reduction of 58 spaces from the required no. 136.

Land development regulations Subsection 3.06.04(D) of the Land Development Regulations, entitled “Flexibility in administration of parking requirements”, allows the City Council to alter the required number of parking spaces following the review and recommendation of the Planning and Land Development Regulation Board (PLDRB). The purpose of granting flexibility to reduce the number of spaces is to avoid adding unnecessary pavement at the expense of open space, which adds environmental and aesthetic value to a development. Additionally, it provides specific deviation from the parking requirements if “a residential development is irrevocably oriented toward the elderly or second home retiree market.” In making the determination as to whether or not the reduction may be granted, the Land Development Regulations allow considerable discretion and do not provide binding criteria or guidelines.

analysis The proposed site plan has 54% open space. The proposed site plan therefore has 46% impervious surface ratio which is less than City regulations of 70%. The 24% remain (1.5 acre or about 66,000 sf) will provide sufficient land to accommodate additional parking area if necessary but will be kept for open space. Holiday Retirement Corporation has developed over 300 congregate living facilities nationwide and the parking survey indicates less than 25% of the residents own a car. The parking survey also indicates an average of 0.61 spaces per suite nationwide.

Conclusion & recommendation Planning and Land Development Regulations Board Action: On January 17, 2007, the PLDRB unanimously passed a motion to recommend to City Council to approve the request to allow a 0.6 parking ratio per suite for the retirement residence building within the proposed development for the Palm Coast Retirement of Town Center. Conclusion: Based on the parking study and the type of facility proposed to be developed, the 78-space parking lot plan will provide ample parking for the Palm Coast Retirement residence. Granting the flexibility is justified. Recommendation: Approve Application No. PK-FLX-07-02 to allow a 0.6 parking space per suite for the retirement residence building within the proposed development for the Palm Coast Retirement Residence of Town Center.

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