HomeMy WebLinkAbout073113 DRC - Gables PCD Amendment for Montecito ALF
Urban Planning and Design
Landscape Architecture
Communication Graphics
477 S. Rosemary Avenue
Suite 225 - The Lofts at CityPlace
West Palm Beach, FL 33401
561.366.1100 561.366.1111 fax
www.udkstudios.com
LCC000035
PROJECT NARRATIVE
Discovery Village
Assisted Living Facility
June 17, 2013
Request/Location/History
This is a request for Site Plan Review approval for a Major Site Plan in a Planned
Community District (PCD), reinstatement of City Concurrency approval and a minor
modification to the PCD master plan to allow the Discovery Village Assisted Living
Facility on Parcel B of the Montecito (Gables/Parcel 16) Planned Community
Development (PCD) located on the west side of Jog Road, south of Northlake
Boulevard.
This application is being submitted on behalf of Discovery Village at West Palm Beach
LLC, the owner of the subject site, a 9.85 acre parcel of land, property control number
52-42-42-22-06-002-0020. The site currently has a Future Land Use Plan designation of
Residential Low (RL) and is zoned Planned Community District (PCD) with an
underlying zoning of Residential High.
The PCD Master Plan was approved by Ordinance 3, 2002 to allow 146 Assisted Living
Facility units on Parcel B. The proposed development will include 120 units with 138
beds at the facility. The proposed use is primarily consistent with the RH-Residential
High zoning district therefore in accordance with Section 78-155(c) the land
development regulations in the RH zoning district are being used for design criteria.
The applicant’s managing member, Discovery Management Group, has been actively
involved in the senior-living industry for over 20 years. They currently operate 6 luxury
senior-living communities in Florida with the capacity of caring for more than 3,000
residents. They are very excited about this project because of the beautiful, natural,
tranquil surroundings, convenient access and excellent surrounding communities. Their
award winning facilities provide a wide range of activities and resident-focused
programs as well as a wellness center, fitness program, medical assistance and food
service.
Adjacent Zoning and Future Land Use Designations
The subject site is bound to the west and north by preserve area within the PCD. To the
east the subject site is partially bounded by the right-of-way of
Jog Road and the Montecito residential community. To the
south the site is bound partially by the Beeline Highway and the
remainder by the preserve area within the PCD.
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EXISTING USE ZONING FUTURE LAND USE
SUBJECT PROPERTY:
Vacant (Parcel B)
PCD/RL-3 with
underlying RH RL
TO THE NORTH:
Gables PCD Preserve
PCD/RL-3
RL
TO THE EAST:
Jog Road
(Montecito - Parcel A)
Gables PCD Preserve
PCD/RL-3
RL
TO THE SOUTH:
Beeline Highway
(Ironhourse)
Gables PCD Preserve
PCD/RL-3
RL
TO THE WEST:
Gables PCD Preserve
PCD/RL-3
RL
Concurrency
The Palm Beach County Traffic Division issued a letter dated October 10, 2012, stating
that the prior approved traffic trips associated with the 146 unit congregate care facility
(ALF) use within the Gables PCD are vested. Technically, city traffic concurrency has
expired, therefore the applicant is requesting that the city reinstate the city traffic
concurrency previously granted. As part of this application, the applicant is submitting a
traffic equivalency analysis showing that the proposed traffic generation is less intensive
than the previously approved and vested traffic, thereby not requiring any additional
review by Palm Beach County Staff. With regards to other public services provided, the
development is less intensive than the previously approved which will reduce the
demand for service.
PROJECT DETAILS
Site Area and Upland Preserve
The subject site is shown on the approved Master Plan as 9.85 acres which included
7.05 acres of upland and 2.8 acres of Upland Preserve. When the site was platted, the
conservation easement which adjusted the boundaries of the parcel and the upland
preserve had already been established. The 9.85 acres purchased includes the 7.52
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acre tract platted as “Parcel G” along with 2.33 acres of upland preserve as described in
the conservation easement.
The elevation established by the construction of Jog Road requires substantial amounts
of fill to meet the finished floor requirement of 22 feet. The grade change has created
concerns regarding resident safety with regard to the slopes along the edges of the
pavement areas. As a result, there are several areas of the Conservation
Easement/Upland Buffer that are being proposed for modification to minimize the
construction of retaining walls. The Conservation Easement will also be impacted by
the additional ROW required for a right-turn lane. It is the intention of the applicant to
request approval from the SFWMD to modify the Conservation Easement in the areas
where the encroachments are proposed. The ultimate upland buffer will continue to
provide the 15’ minimum/25’ average requirement and it is our intention that there will
be a no-net loss of Conservation Easement area. The proposed dedication of preserve
area has been consolidated to create a better upland habitat. There will be a no-net
loss of preservation area.
Architectural Style and Special Features
Attached are proposed architectural elevations and floor plans. The proposed building
is designed to house three types of assisted living options; Memory Care for residents
who face memory related challenges, Supervised Independent Living for residents who
want independence with the security of daily assistance, and Assisted Living for
residents that need more personal care every day.
The building has been designed with varied heights from one-story to three-story
elevations. The exterior includes beautiful architectural details, balconies, stone, and
column designs to enhance the façade.
The approved Master Plan allows a height limitation of 45’, as does the RH-Residential
High District Regulations. The proposed building has a maximum height of 38’10”.
There are a number of unoccupied tower elements which we understand to be exempt
from the height limitations in accordance with the provisions of Section 78-184(b).
There are several accessory uses within the building, including a wellness center,
sundries sales, a bank office, and a beauty salon with nail and massage services.
Landscape Buffers and Foundation Plantings
The attached landscape plan reflects a primarily native planting concept with an
emphasis on recreating the natural landscape that will be removed due to the fill that is
required for the site. Special consideration has been given to protection of the most
viable upland preserve areas and to offset the loss of upland preserve, a consolidated
area of preserve dedication has been provided. Grading has taken into consideration
the preservation of existing vegetation along the perimeters to further enhance the
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proposed planting areas. There will be a focus on native plant material using a
combination of Pines, Sables, Palms and Live Oaks. There will also be several
flowering trees with alternating blooming seasons. Trees at the base of the buildings
have been proposed at varied heights to meet code requirements and to provide
appropriate treatment for the three story elements of the building.
Access
In order to provide the space needed to safely address the grade changes and the
desired entrance design elements, the construction of the entrance requires the
realignment of the intersection with the un-built Biltmore Lane ROW on the east side of
Jog Road. In documentation previously submitted, the Montecito POA has confirmed
that they do not have any intention of constructing the un-built ROW which allows the
Discovery Village entrance to be shifted to the north.
It is our understanding that the City does not want the Biltmore Lane ROW to be
abandoned, but that there is no objection to the realignment. It is also our
understanding that the City would like to maintain emergency access over the Biltmore
Lane ROW. As previously submitted, Palm Beach County engineering has also
consented to the realignment.
Although the right turn lane into the project is not required by traffic performance
standards, the applicant would like to provide the turn lane to allow residents a
smoother transition onto the property.
As part of our application package we have addressed the traffic patterns and access to
the site from Northlake Boulevard, the closing of the access point through the Montecito
residential community and any impacts those changes may have are reduced by the
reduction in intensity.
Project Signage
The proposed design for ground signs on either side of the entrance has been included
in the package. The proposed sign/wall/fence has been designed in accordance with
the residential entry sign requirements. The sign is consistent with the signage
provided at the other Discovery Village facilities and creates a common branding
element between the sites.
Parking and Loading
Parking has been provided based on a ratio of .7 spaces per bed. The parking demand
has been established through years of experience in the development of ALF’s. The
code requires parking to be provided at a ratio of 1 space per 4 residents for Assisted
Living facilities. None of the units include stoves therefore all of the beds at the
proposed facility fall into the Assisted Living facility parking requirement category.
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Because we have provided more than the required number of parking spaces, we will
need to request a waiver from Section 78-345(d)(3).
The majority of the parking spaces will include concrete curbing in lieu of wheel stops.
The adjacent sidewalk or grass areas will be increased in width to meet the minimum
overhang requirements.
Covered parking is provided as an amenity for residents whose cars rarely leave the
parking lot as well as the staff. The number of covered spaces provided is at a ratio of
more than allowed by code, therefore we will need to request a waiver from Section 78-
374(g).
Loading spaces are not required by code, but a loading space has been provided.
Drainage
Drainage is provided through the existing Montecito PCD drainage system.
Environmental
The site has previously been reviewed and approved as part of the overall PCD for the
purposes of wetland and upland preservation. The proposed development of the site
will require an off-setting dedication of upland preservation to achieve a no-net loss of
preservation area. Included in this application is an assessment of the status of the site
as it currently exists.
Phasing
The development will be constructed in one (1) phase.
Platting
The site has been platted. Discussion is ongoing with regard to the requirement for re-
plating the site. Should re-plating be necessary, the applicant would like to request
approval to allow clearing and filling prior to the plat being recorded.
AIPP
The applicant intends to contribute to the city AIPP fund as required by the Land
Development Regulations.
Recreation
Conventional parks and recreation areas are not appropriate for the residents of this
facility. As part of the overall design concept and amenities to the residents, there are
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four central courtyards provided. The Memory Care courtyard will include more serene
shady areas with seating options. Between the Memory Care garden and the
Supervised Independent Living courtyard will be a Garden courtyard which will provide
planters for the planting of fruits and vegetables. The Garden courtyard will have
smaller palms for minimal shade, allowing the opportunity for the planters to receive
more sunlight. The Supervised Independent Living courtyard will include an exercise
trail with the landscaping adjacent to the building to soften the perimeter. The Assisted
Living courtyard is designed to be more active with outdoor dining facilities, and a
putting green. The courtyards are centrally located with limited access.
Traffic Concurrency
Although the build-out date for the PCD has expired though the city, the Traffic
concurrency has been vested with Palm Beach County. Included in this application is a
traffic equivalency analysis which addresses the reduction in the impacts as a result of
the reduction in the number of approved units.
Land Development Regulations
SITE ANALYSIS:
Comparison
(per code unless
otherwise noted)
Allowed Proposed Compliance Waiver
Requested
Open Space 35% min. 59.8% yes Minimum Site
Area (RH)
230,404 sf 429,053 sf yes
Minimum Lot
Width (RH)
100'
320’
yes
Maximum Building
Lot Coverage (RH)
35%
15.1% (1.49 ac) yes
Maximum Height
Limit (RH)
45' 38’-10”
yes
Setbacks
Front (Jog Road)
40 feet (RH)
(30’ plus 1’ for each
foot of building
height greater than
2 stories)
238.26’ yes
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SITE ANALYSIS:
Comparison
(per code unless
otherwise noted)
Allowed Proposed Compliance Waiver
Requested
Side (East)
20 feet (RH)
(20’ plus 1’ for each
foot of building
height greater than
2 stories)
89.94’ yes
Side (North)
20’feet (RH)
(20’ plus 1’ for each
foot of building
height greater than
2 stories)
93.34’ yes
Rear (West)
20 feet (RH)
(20’ plus 1’ for each
foot of building
height greater than
2 stories)
22.87’ yes
Parking
Number Required 35(1 space/4 beds) 97 no Yes
Stall D1imensions 10’ x 18.5 feet 10' x 18.5' yes
Loading Spaces 0 @ 12' x 35' 1 @ 12' x 35' yes
Ground Signs
Number Allowed
2 per community
entrance way, 1 on
either side of
entrance, or one in
the median of
community
entrance
2, one on either
side of the
entrance
yes
Setbacks 15 feet-from ROW
line
23' from ROW
lines yes
Ground Sign
Landscape Area
Front: min. width
shall be not less
than the height of
the sign. (8’)
All sides meet the
requirements Yes
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SITE ANALYSIS:
Comparison
(per code unless
otherwise noted)
Allowed Proposed Compliance Waiver
Requested
Side: min. width
shall be not less
than the height of
the sign. (8’)
Rear: min. width
shall be 3’.
Landscaping
Points 15,507.48 16,949.2 Yes
Waivers/Justification
One of the general purposes and intentions of the Planned Community Development
overlay district is to “establish and encourage efficient and creative development or re-
development of property; to provide maximum opportunity for the application of
innovative concepts of development in the creation of aesthetically pleasing living,
environments...and to ensure that development occurs according to limitations of use,
design, density, coverage, and planning as stipulated in an approved development
plan”. As a result of these concepts, the PCD Overlay District was created as a Flexible
Zoning district that is intended to allow for deviations from standard Land Development
Regulations. In turn the applicant understands that they will be subject to conditions of
approval. Deviations to the standard Land Development Regulations are
accommodated through the waiver approval process. The granting of waivers allows
innovative, and creative design concepts to be realized that will be a benefit to the city.
The development of this property will complete the previously approved development
program for the Gables PCD and provide needed services to the community at large.
The proposed development plan proposes an esthetically attractive architectural
building that will provide for three levels of care in one facility. The proposed layout of
the site allows the parking for residents and staff to be located at the rear of the property
with guest parking closer to Jog Road. This provides for the maximum distance
achievable from the adjacent residential community of Montecito (also within the Gables
PCD).
The applicant is requesting approval for additional parking in excess of what is required
by code. The applicant is also requesting approval for additional covered parking
structures. Both waiver requests are a result of the applicants experience in the
development of assisted living facilities and the demand for parking and covered
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parking that comes from that experience. Because the property is surrounded by
preserve area, there will be no impacts to any adjacent property owners. Efficient
design of the parking has minimized the waiver requested.
The applicant is requesting the following waivers:
1. Section 78-374(g) – Covered parking structures, limits covered parking to 5% of
required parking, or 2 parking spaces. We are requesting a waiver to allow 22
covered parking spaces.
2. Section 78-345(d)(3) – Number of Parking Spaces Required: The Code requires 35
spaces. We are requesting a waiver to allow ninety seven (97) parking spaces to be
provided.
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DEVELOPMENT TEAM:Discovery Management Group3301 Bonita Beach Road, Suite 208Bonita Springs, FL 34134Civil Engineer:Betsy Lindsay, Inc.208 N. US Highway 1, Unit 8Tequesta, FL 33469 Urban Design Kilday Studios477 S. Rosemary Ave., Suite 225West Palm Beach, FL 33401Simmons & White5601 Corporate Way, Suite 200West Palm Beach, FL 33407 Architect:Architectural Concepts2401 W. Bay DriveLargo, FL 33641Planner/Landscape Architect:Owners:Surveyor:
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Urban Planning and Design
Landscape Architecture
Communication Graphics
477 S. Rosemary Avenue
Suite 225 - The Lofts at CityPlace
West Palm Beach, FL 33401
561.366.1100 561.366.1111 fax
www.udkstudios.com
LCC000035
WAIVER CRITERIA
Discovery Village ALF
Montecito/Gables/Parcel 16 PCD
June 17, 2013
Waiver Criteria
The applicant’s managing member, Discovery Management Group, has been actively
involved in the senior-living industry for over 20 years. They currently operate 6 award
winning luxury senior-living communities in Florida with the capacity of caring for more than
3,000 residents. Through their own experience gained in operating such quality facilities,
as well as the experiences of other similar facilities, they have determined that a minimum
of .7 spaces per resident is an optimum parking ratio. This ratio meets the parking
demands for the residents, their guests and staff.
The demand for covered parking spaces is driven by residents and staff and is provided as
an amenity consistent with the quality of the facility.
The facility is remotely located surrounded on three sides by preservation area. All
proposed covered parking spaces will be located on back side of the building and will have
no impact on the adjacent neighbors. The proposed parking structures will be
architecturally consistent with the proposed building, and will be permanent structures.
Waivers requested:
1. Section 78-345(d)(3) – Number of Parking Spaces Required: A waiver to allow an
increase in provided parking spaces in excess of 10% of the required parking. The
waiver will allow for ninety seven (97) parking spaces to be provided. This is an
increase of sixty (62) parking spaces.
2. Section 78-374(g) – Covered parking structures, A waiver to allow more than 5% of the
required parking to be covered. Total proposed covered parking spaces are twenty-two
(22) which exceeds the maximum amount of covered parking structures allowed by
twenty (20) spaces.
Waiver Criteria:
(1) The request is consistent with the city's comprehensive
plan.
Waiver Criteria June 17, 2013
Discovery Village CLF Page 2
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The proposed waivers are consistent with the provisions of the Land Development
Regulations that allow for waivers in a PCD. The proposed waivers are not in violation of
the Comprehensive Plan.
(2) The request is consistent with the purpose and intent of this section.
This request is consistent with the provisions of the code that allow waiver requests within
a Planned Community Development district necessary to implement the site plan, based
upon the most comparable zoning district.
(3) The request is in support of and furthers the city's goals, objectives, and policies
to establish development possessing architectural significance, pedestrian
amenities and linkages, employment opportunities, reductions in vehicle trips, and a
sense of place.
The approval of the site plan and architectural design of the overall project satisfies the
city’s goals and objectives for a project with architectural significance, pedestrian
amenities, linkages, employment opportunities, trip reduction and a sense of place.
Approval of the requested waivers will enhance the proposed development by allowing an
amenity for the residents and staff.
(4) The request demonstrates that granting of the waiver will result in a development
that exceeds one or more of the minimum requirements for PCDs.
The proposed waivers will enhance the development of the site by providing an amenity for
the residents. The applicant proposes to exceed the open space and landscape
requirements for the site by twenty-eight (28) percent, thereby providing for more than the
minimum requirements for open space, parking amenities and landscape planting. The
overall PCD provides 69% open space in the form of 143 acres of preserves, buffers and a
lake.
(5) The request for one or more waivers results from innovative design in which
other minimum standards are exceeded.
The proposed design allows for an efficient circulation pattern which allows convenient and
safe access for the residents and staff into and out of the building. The overall design of
the site allows for additional open space and upland preservation area.
Waiver Criteria June 17, 2013
Discovery Village CLF Page 3
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(6) The request demonstrates that granting of the waiver will result in preservation of
valuable natural resources, including environmentally-sensitive lands, drainage and
recharge areas, and coastal areas.
The site provides for a no net loss of preservation area and the proposed design allows for
the consolidation of preservation area which improves the quality of the habitat.
(7) The request clearly demonstrates public benefits to be derived, including but not
limited to such benefits as no-cost dedication of rights-of-way, extensions of
pedestrian linkages outside of the project boundaries, preservation of important
natural resources, and use of desirable architectural, building, and site design
techniques.
The approval of the PCD incorporated the dedication of public rights-of-way, construction
of roadway improvements, and preservation of upland areas. The proposed waivers will not
impact the preserve area or other public spaces. The proposed site plan allows for the no-
net loss of preserve area which has been consolidated for improved habitat.
(8) Sufficient screening and buffering, if required, are provided to screen adjacent
uses from adverse impacts caused by a waiver.
There are no anticipated impacts from the granting of these waivers. All affected property
lines are surrounded by preserve and wetland areas that are part of the PCD. All proposed
covered parking structures will be located on the west and northwest perimeters of the
proposed facility and away from any public right-of-way or adjacent community.
(9) The request is not based solely or predominantly on economic reasons.
The proposed increase in the number of parking spaces and number of covered spaces
enhances the quality of life for the residents and visitors of the facility by offering an
amenity to the residents.
(10) The request will be compatible with existing and potential land uses adjacent to
the development site.
The approved ALF use has been previously determined to be compatible with the existing
land uses of adjacent properties. The proposed increase in the number of parking spaces
and number of covered spaces enhances the quality of the facility which increases the
value of the proposed development. The proposed development will be screened and
separated from all adjacent development.
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(11) The request demonstrates the development will be in harmony with the general
purpose and intent of this section, and that such waiver or waivers will not be
injurious to the area involved or otherwise detrimental to the public health, safety,
and welfare.
The proposed waiver is in harmony with the intent of this LDR section as it will allow for
and enhanced quality of living for the residents who will reside in the facility. All proposed
additional parking will be located on the west and northwest perimeters of the proposed
facility and away from any public right-of-way or adjacent community and will therefore not
be injurious to the area involved or otherwise detrimental to the public health, safety, and
welfare.