Title
Rochester Hills American House - a Senior Housing Development located on the east side of Adams Road, north of South Boulevard; Zoned SP (Special Purpose) District; Parcel No. 15-31-301-032; Silverman Companies - Applicant - Request for approval of a Revised Conditional Land Use
Body
Now Therefore Be It Resolved that the Rochester Hills City Council approves the Revised Conditional Land Use consistent with plans dated received January 21, 2003 for Rochester Hills American House, Parcel Number 15-31-301-032, zoned SP (Special Purpose) (City File No. 99-007.2), with the following findings and subject to the following condition:
Findings:
1. The development is for a select group of the population, the elderly, whose special needs require the close physical proximity of accessory uses and support facilities.
2. The project consists of different types of living units constructed pursuant to an overall comprehensive plan for an entire parcel.
3. The development is located just north of and will have common Adams Road access with American House, an existing facility which provides other senior housing and care opportunities.
4. Additional accessory and support facilities are present at the adjacent American House and available to future residents of the subject site.
5. The proposed development will provide a minimum of 135 square feet of ancillary facilities for each manor building dwelling unit.
6. The entire development, including the existing American House facilities to the south, will provide a minimum of 35 square feet of common facilities for each dwelling unit.
7. The applicant has agreed to provide an operational agreement to guarantee that the common facilities of both the existing and proposed developments will be available to all residents.
8. The proposed garage is only for the storage of equipment incidental and related to the principal use of the property and is permitted.
9. All proposed buildings are either one or three stories in height.
10. The smallest one-bedroom living unit contains at least 400 square feet exclusive of the kitchen and bathroom facilities.
11. The smallest two-bedroom living unit contains at least 500 square feet exclusive of the kitchen and bathroom facilities.
12. The site is required to be at least 4.02 acres in size and is actually 11.88 net acres in area.
13. The proposed development will provide a great deal more contiguous open space than the 33,400 square feet required.
14. More than 167 parking spaces will be provided.
15. The maximum building length does not exceed 180 feet along any one side of the building or 250 feet in the total length of multiple sides.
16. The provision of housing for the elderly is consistent with the intent and purpose of the Zoning Ordinance in general and of Section 138-933(9) in particular.
17. The development has been designed and will be operated, maintained, and managed so as to be compatible, harmonious, and appropriate in appearance with the existing character of the general vicinity, adjacent uses of land, the natural environment, the capacity of public services and facilities affected by the land use and the community as a whole.
18. The development is or can be adequately served by essential public facilities and services.
19. The development is not detrimental, hazardous, or disturbing to existing land uses, persons, property, or the public welfare.
20. The development does not create additional requirements at public cost for public facilities and services that will be detrimental to the economic welfare of the community.
Condition:
1. An Operational Agreement between the existing and proposed elderly housing developments be reviewed and approved by the City prior to issuance of a Land Improvement Permit for the undeveloped portion of the project.