2002-04 REZONING PROPERTY - 180 WEST IMBODEN DRIVE

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Decatur City Plan Commission January 3, 2002 � Page Two '� The density of the proposed development is approximately one dwelling unit per 3,367 square feet of gross area. The Decatur Zoning Ordinance requires a density of one unit per 2,500 square feet in an R-5 District. Property owners in the neighborhood have expressed concern about traffic created by the proposed project. As the table in the packets indicates, the total trips generated per day in uses related to assisted living is less than total trips generated in a similar size R-3 Single Family Residence development. Regarding the site character, the petitioner has expressed intent to preserve the existing tree line on the south side of the site to provide screening of the development from residences to the south. The petitioner has also indicated that he will install a green site break on the west property line to provide an evergreen block. In addition, the site plans of the development show various landscape elements including a shade garden, perennial beds, walkways, a detention pond, and a gazebo. � Staff believes that Imboden Creek Gardens is compatible with the locality, and would not adversely affect the neighborhood. Staff also recognizes that the extensive landscaping proposed in the site plans is well-suited to the development and will enhance the neighborhood. The proposed use will not create undue traffic or noise, and the existing and proposed utility lines are adequate for the development. Therefore, staff recommends approval of the petition as proposed. Mr. John Brinkoetter, petitioner, was present and spoke for the petition stating that he had brought with him the Administrator of Imboden Creek Living Center plus representatives from the architectural firm. Mr. Brinkoetter stated that the property where Imboden Creek Living Center was constructed was bought in 1989 and developed in a residential area. He stated his belief that long term care did not have to be barred from a residential area. In 1995 the ground across the street was purchased by Mr. Brinkoetter but not developed. Mr. Brinkoetter stated that he spoke with neighbors at that time regarding future development and they agreed with it. Regulations for assisted living were received this year and staff began to work with the City on development. Ms. Rhonda Falk, Administrator of Imboden Creek Living Center,was present and spoke for the petition stating that Imboden Creek Living Center is a licensed nursing home with 87 senior citizens and 100 staff persons. The assisted living facility is planned for 48 persons to live there in a very social setting. There may be twenty staff persons to assist with emergencies or day to day situations that arise. Ms. Falk stated that the neighborhood was informed when Mr. Brinkoetter bought the property but that it would not be developed until the State determined what assisted living actually was. The State made that determination January 1, 2001. There were 52 flyers distributed to area residents. An informational meeting was held on December 4, 2001 by Imboden Creek and there were five nei�bors in attendance. Ms. Falk stated another meeting was held on December 11, 2001 during the South Shores Neighborhood Association meeting and there were 16 neighbors in attendance.