All Seasons Assisted Living General Plan Amendment

The applicant requests review and recommendation on the All Seasons Assisted Living General Plan Amendment from VLDRA to Neighborhood Commercial on 1.52-acres located at 322 and 344 North 2375 West. The request for neighborhood commercial would facilitate a second phase of the Beehive Home project that would mirror the existing facility.

When the original Beehive Home was approved and built, it was under the use “Senior Care Facility” or “Residential Facility for Seniors”. At the time, “Senior Care Facility” or “Residential Facility for Seniors” was considered a conditional use in the R-1-22 zone. When the original building and the proposed second building came through the city for approval, a conditional use was approved each time. The conditional use approval and site plan approval for the second building only lasted for a duration of two years, which is our standard approval timeline.

Since that time, the use was removed from the City’s Development Code because it overlapped with other uses. This has left the property as a grandfathered non-conforming use. The proposed General Plan amendment would allow for a rezoning of the property to Neighborhood Commercial. Nursing Home or Assisted Living is a permitted use in the Neighborhood Commercial zone. The building would be restricted to the requirements for that zone, including building footprint size.

As a legislative item the Planning Commission has a high level of discretion in whether they approve General Plan Amendments or not. The Commission should consider the impacts on the neighborhood and area if this develops as Neighborhood Commercial, as well as the impacts to existing and future residents if it develops as residential.