The Planning and Zoning Board on Oct. 15 recommended approval of a conditional‑use permit and multiple variances to allow a two‑story, 2,212‑square‑foot addition to an existing assisted‑living facility at 71 West 30th Street — increasing the facility’s licensed capacity from 40 to 72 beds.

Staff reported the property, known in city records as Trinity Garden Home, has operated as an assisted‑living facility since 1990 and holds an active license with the Florida Agency for Health Care Administration (file number 11942726). The project’s variances included reduced front setbacks, increased lot coverage (39.2% where 30% is allowed), a lower pervious‑area percentage than required, and a request to maintain ten on‑site parking spaces where the standard calculation requires 24 spaces. Staff recommended approval with conditions, including a declaration of restrictions limiting beds to 72, developing according to plans prepared by DTI Architects Associates (signed and sealed 09/15/2025), and a parking management strategy to avoid impacts to the public right‑of‑way.

Applicant representatives said the addition will be attached to the existing building by a covered recreational “bridge” and include an elevator and stair access; they acknowledged city staff’s request for a parking analysis and said they will work with staff and the city’s traffic engineer on mitigation. The applicant told the board the owner and operator have experience managing multiple facilities and are prepared to implement measures such as off‑site employee parking and owner‑provided transportation if needed.

Board member Yu expressed concern about the proposed reduction in on‑site parking and described precedents where insufficient parking at similar facilities affected neighboring streets. “That's my only concern ... I think that the variance is a big difference,” Yu said during the hearing. Applicant counsel and the operator said a parking management plan will be provided and the city’s traffic engineer has reviewed the submitted parking analysis and provided comments to be addressed at site plan stage.

The board voted to approve the conditional‑use permit and the requested variances with the staff conditions, including the recorded declaration limiting the facility to 72 beds and requirements that the owner ensure employees and visitors do not tandem‑park or block sidewalks. The motion to approve with conditions was moved by Board member Sanchez and seconded by Board member Morales. The vote recorded in the transcript was unanimous among voting members present. Staff also noted that generator and life‑safety requirements applicable to assisted‑living facilities will be addressed through building and permitting review if upgrades are required by the Department of Building or Fire.